The Untold Stories of Real Estate Investing Wayne Courreges III

It takes years of experience to become an expert at due diligence leading up to closing and then implementing a value-add strategy through construction, renovation, and repositioning. 
In this episode, Wayne talks to Jorge Abreu, CEO of Elevate Commercial Investment Group and owner of JNT Construction. Jorge is a full-time active and passive multifamily real estate investor with 1,720 doors on the general partner side and more than 1,400 doors on the limited partner side.
Topics on Today’s Episode:

Due Diligence Inspection Process: 

Gather information
Schedule due diligence
Hire professionals and manpower
Inspect each unit
Outsource leases to third-party property management company

Inspection Tools: Software apps (HappyCo), phones, tablets, and power packs
Most overlooked due diligence aspects and issues include:

Drainage
Plumbing and Sewage
Storm damage 

Retrade or Renegotiate? Goal is to not retrade, unless issue is found, but not disclosed
Cost Per Door: Ask a lot of questions to get accurate numbers to make appropriate offer
Property Must-haves: Rebranding depends on budget and reputation for curb appeal
Full Renovation Costs: From $5,000 for affordable housing to $10,000 for all inclusive
Competent Contractors: Effective communication of change orders is critical for success
Risk Management: Safety first—insurance coverage is necessary in case of claims
Why actively invest? Transform properties to build up community, portfolio, and wealth
Why passively invest? Returns and tax benefits are positively great
Equity and Experience: If you need help, seek partnerships and teamwork  

Links and Resources:
Jorge Abreu’s EmailJorge Abreu on LinkedInElevate Commercial Investment GroupJNT Construction

Are you passionate about personal and professional growth? If you are on a mission to help other people capitalize on the benefits of real estate investing, you’re not alone. 
In this episode, Wayne talks to Sandhya Seshadri, founder and CEO of MultiFamily4U. Sandhya knowledge of the multifamily space and local neighborhoods makes her an ideal “boots on the ground” asset manager for Dallas properties. Sandhya has invested as a limited partner, key principal, or general partner in more than 3,500 doors; totaling $200 million in assets. A leader in the equities markets for 20 years, Sandhya shifted to commercial real estate due to tax advantages and ability to force appreciate assets. 
Topics on Today’s Episode:

Why shift from stock market to multifamily? Reduce tax burden, produce passive income
How? Bonus depreciation, cost segregation, and real estate professional designation
Syndication Concept: Immediate access to money and multifamily mastermind investors
COVID and Cash: Real estate is less liquid than stocks and cash, not short-term safety 
Passive Investments: 75% suspended distributions will be made up; 7% average return
Eviction Rule: What landlords can and cannot do if tenant does not pay rent
Multifamily Metrics: Before investing in deals, do you know, like, and trust sponsors?
Passive to Active: Understand underwriting, find mentors/partners, perform due diligence
Property Portfolio: People don’t witness systems, processes, and pain of syndication
Third-Party PM: Set expectations for renting units, retaining tenants, and collecting rents     

 Links and Resources:
Sandhya Seshadri on LinkedInSandhya Seshadri’s Email: multifamily4you@gmail.comBonus DepreciationCost SegregationReal Estate Professional DesignationEnhanced Qualified Retirement Plan (eQRP)Centers for Disease Control and Prevention (CDC)

How can you be active in your community and give back to the military? Help active, veteran, reserve, and others in the military reach their financial freedom goals by investing in real estate.
In this episode, Wayne talks to Tim Kelly from Active Duty Passive Income (ADPI) and Kelly Housing Group. Tim is a real estate investor and educator, best-selling author, speaker, and Chief Petty Officer for the U.S. Navy. Tim is pursuing his dream of owning and operating multifamily real estate by investing in apartments, mobile homes, and storage facilities. 
Topics on Today’s Episode:

House Hacking: Benefits of long-term buy-and-hold real estate align with financial goals
Network Connections: Build relationships to analyze, own, control multifamily properties 
Thank You for Your Service: 1 percent of the 1 percent serve in the military
Real Estate Pattern: Pass the time by continuing to learn and grow personal finance 
Education: Find all the ways you can create generational wealth in real estate
VA Housing Assistance: Seek loans to purchase properties and investment opportunities
Military House Hacking Book: Rehab, refinance, and create cash flow multifamily assets
Self-Manage: Do all the hard work, then pass it onto PM professionals to get time back
Efficiency Tools: Time management, documentation, screening tenants, due diligence
Balance: Educate others, pursue acquisitions, and pick up skills by emulating success
Deliver Value: More you grow, more you can give; more you give, more you receive
ADPI’s Three Pillars: Learn, network, and take action
Perfect Partnership: What you know, who you know, and who knows you to close deals
Lessons Learned: Failure is stepping stone to success; choose how to respond
Scalability: Straight shot to increase net worth, wealth, income, quality of life; no regrets
General vs. Limited Partners: One is not better than the other to analyze deals
Mailbox Money: Become owner to produce income, tax benefits, equity, time, freedom 
COVID Impact: Invest in workforce and affordable housing to thrive and survive  

Links and Resources:
Active Duty Passive Income (ADPI)Kelly Housing Group

How can you target stabilized properties to buy a cash-flowing asset and drive value through improved operations? Implement your own systems and deploy your experienced staff to replicate the business model across new acquisitions. 
In this episode, Wayne talks to Bruce Petersen, a.k.a. The Apartment Guy. Bruce is a serial syndicator of large multifamily properties ranging from 120-292 units throughout Central Texas. Bruce won the Austin Apartment Association’s Independent Rental Owner of the Year for 2016 and the National Apartment Association’s Independent Rental Owner of the Year for 2017. Also, he’s the author of Syndicating is a B*tch: And Other Truths You Haven’t Been Told.
Topics on Today’s Episode:

Why write a step-by-step guide? Free means someone’s trying to sell you something
Stress of Syndication: What to expect and what can make a difference
Coach/Mentor: Teach me how to invest in apartment complexes as a syndication
Syndication: Learn from someone with experience to scale faster and safely
Know, Like, and Trust: Start a meetup, attend real estate events, and build relationships
Think Like a Millionaire: Save money but still live an abundant life, not a frugal one
Location and Loan Parameters: Where to find deals based on what you want
Relationships: Don’t be a moron, but respectful, professional, and mindful of others’ time
Non-Disclosure Industry: Don’t trust or believe everything you are told
What you’ll need: 30% down payment, 2-10% closing costs, and rehab funding 
Property Goal: Double or triple soft commits for enough money
Operations: Lenders may require third-party over in-house property management 
KPIs: Owner’s packet with income statement, rent roll, and P&L balance sheet
Passive Investors: There is no guarantee when making the right decision/projection
Aspiration for Autistic Adult Space: Buy/build property for affordable, safe place to live 

Links and Resources:
Bruce PetersenSyndicating is a B*tch: And Other Truths You Haven’t Been Told by Bruce PetersenDave RamseyU.S. Securities and Exchange Commission (SEC)

Interested in investing in multifamily, single-family, or vacation rentals, but not sure where and how to get started? Consult with someone who has behind-the-scenes experience in the asset class of your choice. 
In this episode, Wayne talks to Travis Watts, a full-time passive investor and director of investor relations with Ashcroft Capital. Travis educates others by sharing passive investment strategies to achieve and maintain wealth in real estate.
Topics on Today’s Episode:

Real Estate Investing Background: Dumb luck, prep, and guidance at garage sales
Great Recession and Career Focused: Real estate on sale, so find off-market deals
Gaining Momentum: Get a roommate and check to pay mortgage
Active vs. Passive: Hands-on or hands-off real estate investing
Lessons Learned: No spare time to read 52 books a year and find sponsors/operators
Analysis Paralysis: Too much focus on ROI rather than value-add experience
Target Markets and Trends: Right deal, right market, and right sponsor to lower risks
Risk Tolerance: Opportunistic, core, and value-add asset classes
Mistakes Made: Diversify portfolio by experimenting, doing what you know/understand
Under Promise and Over Deliver: Invest in or take discounts by banking on cash flow 
Publicly Traded vs. Private Placement: Always have paperwork reviewed by attorney
Education and Network: Align interests and philosophies with like-minded people
Four Steps to Financial Freedom by Being Frugal: 

Make as much money as possible by doing your best
Live on as little of that income as possible for a period of time
Take margin from earnings and invest it all
Avoid bad debt or pay off loans sooner than later


 Links and Resources:
Consultation with Travis: https://calendly.com/traviswatts/consultation?month=2020-08Connect with Travis: Understanding Real Estate Private PlacementsAshcroft CapitalTravis Watts on LinkedIn

You’re never too young to follow your passion and entrepreneurial spirit by starting your own business and building a brand in real estate. 
In this episode, Wayne talks to Matt Teifke, broker of Teifke Real Estate (TRE) Homes and part-owner of Stone Oak Property Management. Matt has a Master’s Degree from Texas A&M and began his career at 18 years old because he’s passionate about value-add real estate opportunities.
Topics on Today’s Episode:

Value, Value, Value: Capture leads and make money on every aspect of real estate 
Family Business: Create balance and merge work/wife relationship as a lifestyle
Education Foundation: Set yourself up for success and always strive to be better 
Challenges: Finding and figuring out creative ways to obtain real estate financing/lending
Preparation: Constantly build relationships and investor base to raise capital
Follow Up: How can you add significant value for investors, buyers, and sellers?
Matt’s take on the Buy-Rehab-Rent-Refinance-Repeat (BRRRR) Strategy
Wholesaling: What it is and why it’s important when finding value-add deals
MLS Access: Know and learn the market to make money
Contractors: Properly vet and perform due diligence; meet onsite and walk the property
Partnerships: Set clear expectations and protect yourself by planning exit strategy