Showing posts with label Net Lease Investments. Show all posts
Showing posts with label Net Lease Investments. Show all posts

Thursday, July 19, 2018

Proof Of Funds! Or, Proof Property is For Sale!

The past few weeks to more than a month have been a very stressful time.

I've know about a property that is "Off Market," yet "For Sale" according to the Owner.

BUT, when I approach the Owner about selling, he continually reminds me that he needs "Proof of Funds" (POF) so he knows whether or not the Buyer is capable of closing on the purchase of his property.

Now, this isn't just an everyday house sale.  This isn't an everyday commercial building, of apartment property in the several hundreds of thousand dollar sale.
This is a property worth +/-$25 Million.

A couple of weeks ago, I present the property to a national credit buyer and they said they'd get back to me.

OK, they need time to mull it over.  I get it.

I gave the usual spiel, blah, blah blah, Proof of Funds, etc.


Well, I just fond out that this one particular buyer has decided to pass on the property.
Everything about it fit the Buyers Acquisition Criteria -- except the Proof of Funds!

Now, this company owns about 100 properties nationwide.
They buy, develop and hold long term all of their acquisitions.  No flipping for them.

Well, I just had to know the real reason why they decided to pass.  So, I gave my contact a call.

Boy, did I get an ear full.

Apparently, the experienced buyer for this company has heard this phrase: Proof of Funds more than he wants to count.

He has come to learn that when he hears this phrase, the owner truly doesn't want to sell.

In his 30 years as a Property Buyer for this and other National Multi-Family Companies, when he is told to provide Proof of Funds, it tells him one of two things:
1.) The Seller is inexperienced
2.) The Seller doesn't truly want to sell

When I spoke to the Buyer today, he was leaning more to number 2 on this property.

In his experience, once that phrase is uttered, he turns his focus on other potential acquisitions.

I don't blame him.

If an owner is being so tight about POF, the Buyer knows it will be extremely difficult to get a property into escrow; and even more difficult to close escrow.

So, I learned something new today.  I never knew that, that phrase was the Seller's way of stating, "I don't want to sell!"  Why don't Sellers just say, I'm NOT selling?

All I can say is: "Lesson learned."

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Wednesday, July 11, 2018

To Opendoor or NOT to Opendoor?

First of all, I love easy real estate transactions.  They run smoothly and there are no hassles from the details.

Second, I absolutely don't trust easy real estate transactions at all.  Having worked as a Real Estate broker for 27 years, I've learned that the easy transactions usually turn into the hardest to close in a split second.

Now, yesterday, I received a solicitation from Opendoor to have them assess my home for free to see if I'd like to sell.


Inside was this nifty letter stating that I deserved a hassle free sale on my home.

(Now, I am NOT going to investigate this any further.  I want to be fully upfront about this.  But, I am going to analyze this without investigating this.)

The reason is, I think (I could be wrong.) that I know how this works. I think this is kind of like trading a car in to a dealership that is offering to "purchase" your old car in exchange for a new one.

You see, (most) car dealerships will make an initial offer that is very, very low. (65% of Low Blue Book Value.)

And, whatever is owed (if above that value) is added on to your next vehicle's purchase loan or lease.

House Flippers -- if you have watch enough Home Improvement TV -- demonstrates how Flipper's buy low and sell high.

I think this is what is happening here.

I don't have any proof of this.  And, I'm not saying it's bad.

It's something, as a Real Estate Broker for 27 years, that I will not get involved in.

Flippers are always looking to steal a property; then, flip the property (usually after just painting and carpeting the house) for as much as a sucker (I mean, Buyer) is willing to pay.

Years ago, the first Real Estate Broker I ever worked for said: "Never buy a house that's being flipped." 
At the time, I was a novice in real estate, so I didn't understand. Many, years later, his words of wisdom still ring true.

Since I don't work in the residential real estate arena, I wish Opendoor lots of luck.

Hopefully, this isn't a means to eliminate real estate brokers completely -- which I am seeing from other real estate web sites!

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Wednesday, June 6, 2018

Millionaires' Tax

This morning I saw an email from www.SelectLeaders.com that stated several states/cities are considering applying a millionaires' tax to real estate.

Their thought is: When the citizens are unable to afford a home in the city they live and work in, officials try to penalize those wealthy enough to buy homes within their municipal jurisdiction.

Is it right?
No.
Is it wrong?
No.

I understand trying to keep housing prices affordable.
But, IMAO, the way to do that is to develop/redevelop more affordable housing.
Yes!
You have to tear-down the old to build new.

But, you get some people who long for the "old days," who view new development as a sin on their city.

Thus, the stagnation on property and the escalation of property values.

Just my two cents!

Here's the article:

Millionaires’ Tax

Think the elimination of the state tax deduction on federal returns will affect real estate? New York City just upped the challenge proposing an additional Millionaires' Tax. Seattle passed a similar tax and Massachusetts will vote in November. Expensive cities may learn a lesson from their neighbors to the North. Vancouver is so expensive their politicians want to tax its real estate market into submission, and one out of five homeowners surveyed want home prices to fall 30% or more. Unlike Silicon Valley, London or New York where high-paying tech and finance jobs helps explain the high prices, Vancouver has such low salaries they courted Amazon with the boast, "The lowest wages of all North America." It is hotly debated if Chinese buyers are to blame for the 60% increase in home and condominium prices, but Vancouver increased their Foreign Buyer Tax to 20%, increased property taxes on second homes whose earnings come from abroad and added an Empty Home Tax. The sentiment: people who work in the city should be able to live here.

Susan Phillips, CEO, SelectLeaders Job Network 


To Contact David Howes: 
davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 
AND 
Please #Follow David on Twitter: @DavidAHowes 
Have a nice day!

Saturday, June 2, 2018

Californians are moving to Nevada - Again!

Yesterday, a Multi-family investor from the Midwest that I have been trying to help buy a Las Vegas motel/apartment property, asked for the impossible.

Using the all too typical phrases of: "I'm a cash Buyer." "I can close quickly." You get the inference.

He's looking for a property which he can steal.

I've tried over the past two weeks to emphasize that the steals have been gone since 2012-13.

Here in 2018, you must accept the fact that a 10% Cap Rate purchase is NOT going to happen.

With the large national real estate firms in the passed year having acquired the larger apartment complexes in Clark County for Tens of Millions of Dollars, this has driven the smaller apartment owners/sellers to raise and keep a firm stance on their selling prices.

Sorry but if the national firms are buying at a 5% Cap Rate.  Your 10% offer is going no where.

The current problem causing this is the housing problem in California.  There was a report that the cost of California housing and apartment rents are so high, that (employed) people find it cheaper to buy an RV, park it on a quiet street, and live there -- all while they have a day job!

This housing crisis in our west neighbor has caused a lot of it's potential residents to move east to "cheaper" housing in Nevada!




Now, I'd sell my medium income neighborhood home to any qualified person.  I just don't have a place to move forward to.

And, as the wife said at dinner last night while discussing this topic, we don't want to start over - again.

So, even though our empty-nest home is worth three times what we paid for it, it would cost us three times to acquire a 'newer' residence.

This leads us back to the problem of multi-family acquisition cost.

Unless you understand the economics of the Las Vegas Valley situation, prices are going to be too high for you.

One seller I represent, has a portfolio of homes that he rents out by the bedroom.
If the home has three bedrooms, he rents out each bedroom to a different family.
He does this because it is cheaper for the low income family to share a house than rent one out by themselves!
Plus the landlord is able to get a higher than normal rent with three tenants than one!
Is it legal?
Hell, no.

But, it is happening all over the Valley.

Also, the Motels aren't as cheap either because before finding a stable place to stay, most transient families will stay at a low rent motel for up to 30 days, then move to another place -- all the while searching for work and a home.

So, will the Owners sell cheaply?
NO!
But, as the buyer, will you have a lot of potential tenants?
YES! (for right now).
Who knows what's going to happen to real estate in the near future?

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Saturday, May 26, 2018

ICSC Las Vegas -- More like Deal or No Deal!

It has been more than 10 years since I last attended the weekend long Council of Shopping Center's (ICSC) Las Vegas.

Back then, I did my best to attract Buyers, Sellers, Landlords and Tenants in my attempt to establish a career for myself as a Commercial Real Estate Broker (CRE).

Back then, the cost for the entire weekend was +$600 for full access.

Yes, they had good seminars, panels, and key note speakers.

I learned a lot about what I already knew.

I tried very hard to meet and begin relationships with national credit tenants, landlords and investors.

To this day, all that work added up to $0 in earned commissions.

So, when I see an article like this: Six Take Aways from ICSC Las Vegas, I wonder why I ever went in the first place.

The Meet & Greets (that I was invited to) were nice.  Since I live and work in Las Vegas, going to a casino wasn't or didn't have the same thrill to it as for those who wandered here to represent their companies - and then find themselves lost in the shuffle of the gaming floor.

I'm sure going to ICSC is beneficial for the representatives of the various companies who regularly attend.  But, when you are a CRE Broker, it's a hard time to even get them to even press flesh (get a hand shake); get some one on one face time (exchange business cards); and/or even interested in doing business with you (because they do their own real estate deals; OR, they already have their real estate being handled by a national real estate firm).

So, I take articles like his with a huge grain of salt.
I don't even go anywhere near the Las Vegas Convention Center this time of year.
(My brother in law works there as a fire inspector. He says it's a mad house.)
But, I keep pressing on phone calls, emails and even try to re-kindle long term (former) clients to see if their last deal we did was still working for them.

I'm moving on without the cost or effort it takes to attend ICSC.

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Thursday, May 24, 2018

Great Britain -- Yes, we finally made it

For more than a week now, I've debated -- with myself mostly -- as to whether or not to share some other (more personal) photos of our the trip that sailed around the island known as Great Britain.

Since I have never liked any photos of myself -- nor does my spouse like any photos of herself -- I decided to at least show us as a group having a pleasant time.

I can say this because it was the day of our disembarkation. We were traveling from London to Southampton to board the Norwegian Jade later that day. Stonehenge just happened to be on the way.

The traveling crew at Stonehenge

Since the people in charge of keeping Stonehenge nice and tidy, they don't allow anyone to go anywhere near the Stonehenge Monument any longer.  (I think it's for safety reasons.)
Anyway, this was as close as we could get.

It's okay.  Massive stones that were brought to this site thousands of years ago is as amassing as the recently erected gift shop that helps keep the place operating.

At every stop, there were multiple places for us tourist to drop a few pounds along our way.

I came home 5 pounds heavier than I left.

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Tuesday, May 1, 2018

I'm leaving on a Jet Plane...

Wish Us Luck!

The wife and I are heading off to London (for +/-48 hours); then on to a two week European Cruise.

At the last minute, yesterday, I received an offer for one of my motel listings. 
Told the Buyer's agent no response until May 17, 2018.

Fortunately, he replied, "Have a Great Trip!"

So, I'll see you all back here on May 17.

Can't wait?

Email me & if I have Wi-Fi access, I'll reply!

(Don't count on it!)

=)

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Friday, April 27, 2018

There are 34 Million Reasons Why you should Invest in Las Vegas!

I've known Jeremy Aguero for more than 20 years. I remember when he started his company back in his sublet offices of the (former Las Vegas) Lee & Associates Office -- when they were important in Las Vegas.

In this article, he points out that investors who go for it have a better than average chance of making money in Las Vegas.

Sure, property in Las Vegas seems overpriced.
Sure, some properties that have been recently acquired are at prices that seem to be a deal.

But, unless you get active and engage in attempting to acquire properties here (whether they be a resort property or an investment property), you will be left behind.

Thus, you will fail.

34 Million Reason why to invest in Las Vegas

The problem with Las Vegas isn’t the fact property prices (seem) high.  It’s investors from outside of Las Vegas don’t understand Las Vegas.

When Bob & I met for lunch yesterday, he said that when he entered the gaming business back in the 1960’s it was all about gambling.

He said, today it’s about the experience: the amenities, the wining & dining, the spa treatments, and shopping.

People are coming to Las Vegas. 42 Million last year alone.

You either want to be a participating observer; or you want to remain an observing participant.

Regardless of your investment size, a piece of the pie could be yours but you have to stop observing from the stands.

It is time to get into the game.

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Monday, April 16, 2018

My Internet Subscription Conundrum

It's been about six months now when I first realized that the TV ads promoting certain web sites for real estate are actually killing off the real estate broker business.

Take for example: Realtor.com.

Now, I do not sell houses.  I don't want to.

I sell Commercial Real Estate and it's where I find my solace as a hard working person.

But since those ads have appeared, a light bulb went off in my head that said: "You don't need an agent to buy a home!"

I'm sure you have watched this commercial.  You know the one that has the 'NOT YOU!' tag line.

Realtor.com is saying to a broad customer base that you can find your home on this web site without an agent/broker.

I'm sure Realtor.com didn't realize this when they first thought of the ad.  But I bet they do now.

My problem is that a national commercial property web site has been doing the same thing for years.

I listed several motels in the Las Vegas area and wanted to put them on the web site.
But, I couldn't because I wasn't a premium subscriber.

Huh?

It's three listings!

But out of the three, only one would be available for other subscribers to see -- unless I pay a ransom of $69 extra per month to have the other listings made available for others to see.

AND, if I only want investors to see them, that's an additional cost.

I am calling out "Highway Robbery!"

The marketing person I ended up dealing with tried to say that if I advertised in the classifieds I'd be paying.


Such an ass!

Yes.  Newspaper advertising is expensive and limited.  But, because I am a basic subscriber, I only get limited listing exposure.

And the fact that they hide, hold back or prevent these "Investors" from seeing my listing is unconscionable.

It's the realtor.com scenario all over again.

I told the marketing guy you are killing my business.

Of course, he disagreed.

But, the bottom-line of all of this is GREED.  And, because of this need for Greed, they are killing my business, and every other real estate agent/broker's business as well.

But, since I know more about the Las Vegas market than their web site, you will find out that when you contact me that acquiring that specific commercial investment property will be smoother with my help!

Give me a call to see!

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Monday, March 19, 2018

Commercial Real Estate 101

Recently, I realized that when it comes to real estate terminology, when someone like me comes along and I start to refer to Real Estate investing in terms such as: "Passive" or "NNN" or "Net Leased Property," the person I am speaking with usually will give me that "Look."

You know the one I'm talking about.  That, 'Ah-Huh!' "Look" that signals they are trying to convey to me they completely understand what I am saying! (They usually don't.)

No?

Okay, Let's try this.

"Triple Net!"

No? Don't know what that means?

Las Vegas Sign at Dusk!
How about:

"NNN?"

Still, No?

How about me saying: These types of real estate investments are the most popular type of real estate ownership for investors.

You want to say, 'That's nice!' Right?

Well, just let me state that:

Even experienced real estate investors looking for a better than average Wall Street type of investment product, will acquire these types of properties simply because of their better than normal Return On Investment (ROI).  Unfortunately, most normal people do NOT understand this because these properties are the last thing you would think about when you think about real estate.

Still lost?

Well, let me explain -- No, why don't I summarize. (If you still have questions, you can contact me directly.)

Anyway, when you are an owner of a "Net Leased Property" that (usually) has a National Credit Tenant under a "Triple Net Lease," you simple collect rent.  Your monthly or quarterly responsibility is solely restricted to depositing the Tenant's rent check.   (Well, with direct deposit, it is checking to see if it the rent was deposited.)

Another advantage is that even without a mortgage loan secured by a Note and Trust Deed, you still gain the equity of the property for the time you own the property.  And, the Tenant in a "Net Leased" Property is (usually) responsible to pay ALL of the expenses associated with the property. That means, your property's Real Estate Taxes, Insurance and Common Area Maintenance (CAM) are paid by the Tenant.  AND, you will receive (in most NNN Leases) an annual increase in the Tenant's Monthly Rent.  So, as you can see, the longer the tenant stays either through their initial lease or through their options or extensions, their annual rent usually goes up and they will cover your property ownership cost as well.

Too much information?

I tell you what, if interested in learning this, give me a call.  We can discuss this further.

I know that once you have seen the benefit of a regular Triple Net Investment's monthly income, you will NOT want to go back to real estate business as usual.

To Contact David Howes try: david AT davidhowes DOT net OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Tuesday, March 6, 2018

Residential Income Houses UPDATE!

It's been more than 45 days since the multiple property owner emailed me to sell his residential income houses.

He at the time said he needed a quick sale.  Four offers later, he hadn't accepted any.

Then, he let slip he was refinancing them. Sigh!  What a waste of time.

Or, so I thought.

But it hasn't been time wasted.  That's because I do my best to make lemonade out of lemons.
I would add some sugar because lemonade can be acidic.

Since I have marketed these properties, I have come across several investors still searching Las Vegas for properties.

Even a Hollywood Comedy Club owner called me.  Okay, we'll see how that goes.

Anyway, the last investor looking questioned the higher than normal income for several of the properties.

He actually hit the situation on the head with: "Are these properties where the tenants are renting rooms?"

Yes!

He said he's been down that path before and it usually doesn't end well.

You see, in Las Vegas, as is many other urban cities around the nation, Landlords of SFR's or small multiple unit buildings, find that they can rent out a bedroom with the hall bath and kitchen being a "common area" for more money by the bedroom.

My owner client went one better: He'd install a wall blocking off the living room and make that another bedroom.  More money!

Of course the bedroom with the attached bathroom paid the most monthly rent.

But, even in my middle class neighborhood, there are several houses that I know (no proof) are being leased out in this manner.

Is it legal? NO!

But, they do it anyway.



It's because instead of getting $900 or $1,200 per month for the 2 bed 2 bath property.
They get $500 per month per bedroom - and more for the bedrooms with the 'private bath!'

Sounds like a money making deal, right?

Well, I wouldn't rent there.  But, that's just me.

So, cash buyers!  Interested in earning +/-$170,000 per year owning a few multi-tenant properties?

Just remember: You will have to be a cash buyer for this.

Contact David Howes at: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Tuesday, February 6, 2018

No Tell Motels For Sale!

To every Las Vegas Loving Gambler!

Placing chips on a table or coins in a slot won't give you anywhere near the Return On Investment (ROI) that a Real Estate Investment should bring.

I'm NOT saying investing in Las Vegas Real Estate is easy.  Far from it.

But, the ROI will be (Not Guaranteed) better than making a wager at one of our fine Las Vegas Strip Resorts.

Anyway, there are 3 Motels available for sale and they could be acquired for +/-$10 Million!



That's three properties with 123 units located NOT ON THE STRIP!

These are non-gaming properties and they are fully functional as we speak.

Interested in the details? email me.

If you want to acquire a Nevada Gaming Property, send me an email, too!

I have one listed.

More later...

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Monday, January 15, 2018

David, I need you to sell my Rental Houses!

If you have been a long time reader of my blog, you know that I concentrate my efforts on Commercial Real Estate.

Why?

Because, it's less emotional.
(I had grown tired of the wishy-washy buyer who wanted the mansion for $100!

Also, the home buyer who wanted to squeeze 10 pounds into a 5 pound sack.

As much as I tried to guide them, they never qualified for anything -- nor listened to reason.

Anyway, about 10 days ago, a client who owns +/-50 rental properties, emailed me asking for my help.

I once had one of his motels listed for sale, but when a certain Downtown Las Vegas buyer ran out of money, that went bust.  (I lost his listing.)

Well, here it is 4 to 5 years later and he now wants to sell 8 of his properties.

Since I don't do residential property, I had a residential agent run comps for me.
I was going to co-broker them with her, but when I met him to show him the comparable sales, he then just wanted me to find a buyer.

Okay.  (What's the catch?)

Turns out he just needed some cash (hopefully for another purchase) and thought these 8 would generate the most value. (He was right.)

So, I have a Fourplex, a Threeplex, five SFR's and a condo available for +/-$1.5 Million. I think they are a bargain.

The upside is they generate +/-$134,000 annually in Gross Rent.

So, is there someone out there (who's qualified) interested in becoming a landlord?
Anyone desiring of earning a passive income?

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Tuesday, January 2, 2018

CRE Firms who refuse to split Commissions are struggling to survive!

This is nothing new.

Over the years, I have tried to contact certain Commercial Real Estates (CRE) Firms about properties they have listed.

Most never, ever return my inquiry.  When I finally do get a hold of them, they usually claim they are busy!
(That's a lie!)
OR, they claim they never got the message.
(Another lie!)

How do I know this?

Since I have been in Real Estate since 1991, I have learned their tricks of the trade.

Having worked on "Teams" I know that the commission splits are minimal 'IF' they have to split a procuring fee to a procuring broker.  (That would be me.)

There are several real estate brokerages here in Las Vegas Nevada that specialize in one siding all their real estate transactions.

Most claim that their Seller won't allow them to split the fee because they "Represent the Seller."

Okay.  But, since that is a legal definition; I usually one up them in that the fee being paid by the Seller isn't a representation!  In fact what the Seller is paying is just a marketing fee. 
And, the listing brokerages are using the legal definition on a marketing fee to consume the entire fee for themselves.

Sad. 

But, since they control the listing, there's not much I can do.

So, I'm left with asking any and all potential buyers that I am helping if they'd be willing to compensate me for helping them buy property.

Most usually will agree -- verbally; but getting it in writing is a little more difficult.

Sadly, these brokerages know this.

And, in the past, I often wondered why they were being so greedy.

But, since I am more than knowledgeable now about these things 26 years into this career, I know that these firms are struggling to survive -- even with double dipping the marketing fee.

(Their overhead is too high!)

Sure, some are large national real estate firms. Some are franchisees and as with all successful businesses, you have to be producing results to maintain their brand.

I, on the other hand, am just a local broker who has worked for a couple of these large franchises and know the score.

Could I be affiliated with a national brand?
Of course!
(I've been asked.)

But, since their shingle wouldn't help me produce a single buyer/closed transaction, I've decided that my own hard work, cold calling, and emailing qualified individual investors and property owners, will eventually lead me to financial success!

Besides, I don't go on listing appointments and lie to sellers about my large team that will be involved in selling their property.

Having worked in the past on such a "large team" at a brand name, I know that it was usually me doing (all of) the marketing, and then being subject to a small, small portion of the marketing fee. 

This is what is currently happening at these firms which refuse to split the marketing fee!

Most of their agents won't earn enough to survive unless they can split a larger fee between them.

Oh, well!

I have my own shingle, and several 'agents' licenses hung under it.  I'll just keep working toward making fair real estate transactions happen and ignore these brands properties.

If you refuse to split a marketing fee with me, I'll move on to properties where the listing brokers will.

By The Way!
I have a Northern Nevada Casino-Motel for sale.  The marketing fee isn't going to make anyone rich, but I will split it with a broker procuring a qualified buyer.

Contact me if a $2.5 Million casino motel is of interest to you.

We'll see what happens.

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Monday, January 1, 2018

Legal Weed - Boom or Bust?

A couple of years ago, I was (trying) helping an international investor who was dead set on acquiring a facility here in Las Vegas where he could grow and sell marijuana. So, he thought.

Since, at the time, I knew very little about the Nevada Laws on this topic, I did research to make myself a little bit knowledgeable.

Anyway, turns out he found out rather quickly that what he wanted to do, he couldn't do because in the federal sense, marijuana -- regardless of it's recreational or medical status -- is still illegal.

Thus, the Nevada Law was at the discretion of the Nevada Gaming Control Board. (Who voted that gaming sites/persons could NOT be involved in that industry.)

So, this investor couldn't open a dispensary inside a resort casino.

This meant he had to abide by their decision to NOT have dispensaries anywhere near their properties.  Oh, well.

Now that California has legalized Marijuana, a fellow Real Estate Broker I've known for years, sold a California Town last year that is near the Nevada - California border to a marijuana company.

He tells me their plan is to make a marijuana resort in the middle of a desert just off I-15 south of Primm, NV.

I thought that, that was great for him and an ideal spot to grow, sell and have marijuana enthusiast come so they could partake in their chosen lifestyle.  With this law now enacted, this should proceed. (We'll see.)

Anyway, after reading this Five Thirty Eight analysis, maybe being in the marijuana industry isn't going to be as financial beneficial as we all thought.

Pot Growers Dilemma

And since the Nevada Law was enacted in 2016, a lot of stores are popping up but will they last.

My wife's company has interior design proposals out to several marijuana businesses, but she is weary. She has been designing commercial sites for years and years and as usual, businesses come and go.

But, is this industry going to last?

Survival of the fittest?

What do I know?  I know that I am just a Commercial Real Estate Broker.  I can help you find a lawful site, but Marijuana is something I smoked as a youth and stay away from now as an older, wiser (I hope) man.

(I refuse to judge anyone.)

BUT -- if you are interested in finding a Nevada Site to open a Marijuana dispensary or grow facility, give me a call.

In the meantime, here is a summary of the Nevada Marijuana law actively in place.

Nevada Pot Law Guide

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!






Wednesday, November 29, 2017

The more things change, the more they stay the same!

After reading Susan Phillips' "Select Leaders" posting about Millennials staying at home with parents to live, I got to thinking about the very subject she mentions here.

Jobs.

Since I have been self-employed for so long, it would take a miracle for me to go back to work for anyone else.

But, as she states, I work in an industry that is (supposedly) growing.  In the past year, I've gone from working large CRE deals to very, very small. (You take what you get, I suppose.)

The fortunate part for me is that I have a very low overhead and with my business so slow, I am still able to maintain myself with a huge help from my spouse. (Her industry is booming in Las Vegas.)

Anyway, with extended family having moved in to our household, this scenario covers the majority of Americans who have lost employment over the years and were replaced by automation.

It is an interesting read -- if only to me and my family situation.

Enjoy.

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Sunday, November 12, 2017

Climate Change Natural or Man-made?

If NOT into politics, you might want to avoid this blog post.

Since DonTheCon was Electoral College elected president, he has embarked on getting rid of "Unnecessary Government Regulations." I agree in a small part that the government does have some rules,/laws on their books that should be removed/changed.

But, when he appoints an EPA head who is a stanch supporter of the Oil Industry -- and this EPA Chief believes that the Oil Industry should be able to do what ever they want regardless of Cause and/or Effect on others health and well-being -- that's where I begin to have a problem.

Why?  Profit!

I believe the Oil Industry thinks that they do NOT have to clean up after themselves.  To them, cleaning up is too costly.  Besides, oil comes from the ground.  Why can't they just dump oil waste back onto the ground -- where it came from?

Everyone knows that the primary cause of air pollution is the gasoline engine.  Attempts to make electric engines doesn't give the driver the sense of power and surge of adrenaline that a gas engine does.

(Even I have a gas powered car.)

But when any industry is allowed to run rampant and destroy the air, water and earth we live on, I believe there is only so much the earth can take.  Humans are changing the planet and NOT for the better.

Even Stephen Hawkins says that we will destroy Earth because of the above aforementioned demand for Profit.  He even gave a year by which we will be successful in destroying the only planet we are capable of living on in the known universe -- 2600.

But, hey, that Profit is so, so important.  We need to keep the oil industry going.  Because without the oil industry, we just might be able to slow down or even stop climate change; have cleaner air and water; and, definitely have less pollution in general.

But, since profit is so important, we need to keep destroying human lives because - well, there are already too many humans occupying Earth. So, humans will continue to destroy Earth so when there is no Earth left, at least there will still be profit!

Can Earth right itself without humans changing their course?  I don't know.

But as these pictures from New Delhi, India indicate, I don't think so.





To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Friday, November 3, 2017

Owner Chews Me Out For Contacting His Lender!

First of all, I know the Owner quite well!

Second, there was a Notice of Default (NOD) filed on his property.

Third, I am dealing with a buyer that has expressed interest in acquiring this property and when I told them about the NOD, they said I should get the loan information.

With that said:  What I did wasn't wrong.

Been there; done that!

Through my years as a Real Estate Broker, I have also worked in the lender industry for prominent banks, mortgage companies, and brokers originating loans, etc.

I have acquire quite a bit of knowledge as to HOW? real estate financing works.

Do I know everything? No!
Do I continue to learn as the real estate industry evolves? Yes!

So it should NOT come as a surprise to anyone -- I told the owner -- that a buyer with cash wants to acquire property at or below market value.

That's how it works.  He reluctantly agreed. (He does the same thing.)

Since the property had an NOD, the buyer I am currently working with said: 'See if the lender will sell the loan?"'

So, I contacted the lender and was told: 'No! The loan is NOT for sale.'

I inform the buyer.  They were like, okay.
That's when the owner finds out through the lender I called, okay.
That's when the owner tells me: 'Don't do that ever again.' Okay!

But after hearing him out, I understand his position.  He doesn't want to lose the property but doesn't want to lost his investment into the property either.

I get it.  And, so do all of you fellow real estate owners.  You don't want to lose your initial or equity investment in any real estate property.  Neither do I.

Everyone knows that foreclosure is a bad thing -- especially when you lose your entire investment into the property.

I tell the buyer we need to make an offer before the NOD runs it's course. That was yesterday.

Hopefully, the buyer is able to convince his investors this is a steal at the asking price and should move forward quickly.

More as it happens.

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Tuesday, October 17, 2017

Las Vegas Hospitality, Resort & Gaming Property For Sale?!

Yesterday, I noticed that another International (supposed) Real Estate Agent (IREA) was marketing a (anonymous) Las Vegas Resort Casino as For Sale.

So, as usual as I do, I decided to call my Resort/Casino connection at the resort casino that I think the IREA was referring too.

Turns out the connection denied it was for sale; and when I told him the price the IREA was saying  their property was for sale at, he laughed!

He said the price was, "very, very wrong," even if it was for sale.

He reminded me that "IF the Fontainebleau Las Vegas sold for $25 Million an acre, their price would be equal or even higher!"  (Plus they have more land that remains develop-able around it.)

So, IMO, any potential Buyer would be looking in the PLUS $1.5 Billion range. I think that's cheap given the rebounded state of the Las Vegas economy.

In my experience, most high end buyers are actually bottom-feeders who want to acquire a property at the lowest price possible.

So, even though this IREA implies on his web site that he is the Listing Agent, my connection assured me there is NO LISTING!



Which is good news for you -- as a potential buyer for any casino, resort or hotel, multi-family investment property.

The reason for this is simple: I have an inside tract to (most) of the property owners here in Las Vegas.

With that knowledge, this inside tract enables you to get your interest in acquiring any Las Vegas  property directly to the decision-maker.

And, if you need a little more time to get your money together, I know of several properties where the owner could Carry-Back loans for a short period of time.

So, IF you have the pre-requisite amount of money or financial capacity, and you are interested in a Las Vegas property -- on or off the "Strip," email me your company's corporate authority's information, and I will get to work -- as the saying goes.

If a large resort property is on your radar, my standard Non Circumvent and Commission Agreement is located under the Las Vegas Casino Information Button on the right side of this page.  Please click, print and have your company's authorized signatory sign; then email it back to me.

Once received signed by your company's authorized signatory, I will forward the property details!

And, as of today, there are Three Resort Properties in and around Las Vegas that are available For Sale!  These will run you 'As Is' in the $20 Million, $250 Million and much, much more range!

Also, IF you are more interested in a smaller investment properties -- such as a Net Leased Investment, there are several that can be acquired together for a +/-7% Cap Rate; OR, +/- $2 to $5 Million.  These are currently generating +/-$400,000 or more in annual income.  (Not bad for passive income!)

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Monday, October 2, 2017

Sad day when fun and relaxation turns into a living horror!

Soft Target is what it's called.

That's when an individual takes advantage of a large peaceful crowd of people minding their own business and enjoying the evening entertainment when the despicable happens.

A massacre of unbelievable portions disrupts the peace and tranquility and the massacre leaves 58 people dead and 515 people wounded. (As of my posting this blob.)

And, the coward 'terrorist' (let's be honest, that's what he is) then kills himself as the police are about to move in.

I always ask afterward: if this person is truly set on committing suicide, then why kill others before killing yourself?  As a lay person, that doesn't make sense to me.

But, as the 'news' comes forth as the police investigate, it becomes apparent that this Stephen Paddock had planned this out thoroughly.

He had a 32nd floor suite that almost overlooked the event grounds on the east side of Las Vegas Blvd.  He had at least ten weapons n the suite.


And whether or not a few or many were slaughtered, he didn't care.

I hope he has an endless afterlife in hell.  If he thought his actual living life as bad, I hope Lucifer makes his afterlife even more painful.

http://www.msn.com/en-us/news/breakingnews/who-is-stephen-paddock-las-vegas-shooter/ar-AAsMY12?OCID=ansmsnnews11

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!