Creating Wealth Through Real Estate

Nationwide Property Invetsments, LLC is putting together individuals interested in buying REO properties at huge discounts to current market values. Most REO listings on the MLS are at full market value or just below it. Why pay retail!?! Most buyers do not have the financial resources or the ability to buy bulk REO tapes or buy direct at auction, trustee sales, etc. and therefore have only the MLS as an avenue.

We are changing how this will be done. Now, any individual associated with Nationwide will have access to bulk REO properties at bulk pricing and never pay MLS pricing again. Don't have the time or experience buying at auctions? Thats ok. We can get pricings of reo properties at bulk rates and deliver them right to your computer. No hassles, no fees, no experience necessary! Are you simply a buyer looking to buy your first home, or perhaps move to another home, stop using realtors who only search the MLS for properties where you will pay full or close to full market value!

Nationwide Property Investments, LLC has created a solution for both investor buyers looking for huge discounts on reo properties, as well as home buyers looking to get into a new home (new to them) at huge discounts not currently available to the average citizen. Nationwide has also developed a resource for bulk reo buyers to liquidate their holdings at higher profit margins and without the marketing costs and headaches involved.

There is NO COST to you as a buyer to search and investigate property details! You now have the opportunity to purchase properties at huge discounts that are only currently available to bulk reo buyers and "serious players".

For more information on how to get started, contact us by email at will@nationwidepropertyinvestments.com There is no cost, no hassle, no commitment, no risk, and most importantly, no full market pricing!

Many investors have purchased an investment property in their personal name and then transfered the title into an entity such as an LLC. This process has been done time and again. Some investors have forgotten an important aspect when using this strategy. When they purchased the investment in their name, the insurance policy that was purchased for it was also in their personal name. Once the title is transfered to an entity such as an LLC, you MUST remember to contact your insurance carrier and transfer the name of the insured to the entity. Failure to do so could have catastrophic results.

If you miss this step, and your investment burns down, the insurance carrier would have every right to deny your claim as YOU don't own the property anymore (as YOU are listed as beneficiary of the policy), your entity does!

I would say that information is the most valuable asset in the world today! With information, the proper decisions can be made, both in life, in finances, and even in love. Point being is that you MUST have adequate information to be financially successful.

So how do you get information? Well, there are many different sources and avenues. Keep in mind that I am talking about legal information techniques only and I do not suggest one to violate any Federal, State, Local, or SEC laws or regulations.

Education is step one. Learning the ins and outs of a particular investment strategy, learning how to read financial statements, and the ability to properly perform due diligence are just a few of many examples.

Once you have the proper education in place, step two is to apply that education in the field. Utilize your new found knowledge in the area of your investment strategy.

Step three is knowing how to get inside information (for lack of a better term). Again, I am not referring to illegal insider trading laws, but legal avenues ONLY. This is accomplished in several different ways as well. One is to build relationships with other who are "in the know" in the area of your goal. For instance, if you were concentrating your investment business in REO's, it would be most helpful to have a "friend" who was in charge of that department inside a particular bank. Just the same, it would be most beneficial to have information from a "friend" who was developing a start-up company and was just about to take it public. That would be a great time to invest in that company.

While the examples I listed above may sound generic or even unlikely, they are for the purpose of explaining the benefits of information. Take Warren Buffet for example. He is by far, the most successful and highly respected investor of our time. Do you think he is the type to throw darts at a board when picking companies to invest in? Absolutely not! Unfortunately for the general public and even their investment brokers & managers, that is exactly what is happening, not literally speaking of course. Most people are guessing and that is what I call "risky". Risk = lack of control and risk also = lack of information. By having both control and information, you will be in the driver's seat for success!

Update:

Our membership pre-launch is going great and we have many new members who have taken advantage of the service. Our official launch will be January 2, 2009 and a mass marketing campaign will go out via multiple avenues. Be one of the first and lock in a low rate for life! We have also had a great response from the new members wanting to utilize the affiliate program and not only get FREE membership, but earn residual income simply from referring others!

Here are more details:

Nationwide Property Investments, LLC has just launched their membership area named Online Real Estate Investors Alliance (OREIA) which allows members to become affiliates and earn residual monthly income. Once you are approved as an affiliate, you are able to market the membership to friends, family, associates, business contacts, databases, etc. For each person who joins, you will receive a percentage of the monthly fee. The minimum will be $5 per person, per month. Once that member joins, you continue to receive commission checks either monthly or quarterly for as long as they are active members. Refer 100 members and earn a minimum of $6,000 each and every year! Remember that this is only the minimum and can increase with our affiliates who produce more referred members. Nationwide will provide marketing ideas and literature, as well as banner ads and links to email out or place on your own website. While you market the membership as an affiliate, you will also have the benefits of all the mebership privaleges and learn real estate investing by the sharpest minds in the business. All of this with no guru hype or bootcamp upsells!

We all know that during the long-term ownership of rental properties, you will experience vacancies, but how do you estimate or calculate the appropriate percentages or figures into your expenses? The answer is not simple and there is not one answer for all investments.

Let's start with residential 1-4 unit properties. First and foremost, you must determine what the specific area's vacancy rate is for this type of unit. This can be found at many resources including RE agents, NAR (National Association of Realtors) statistical data, & property managers. It is practically impossible to find out for sure what the vacancy rate has been over the last few years on the individual property you are looking at, as the owner can say anything they want. There is no way for you to prove otherwise. Therefore, you should use a combination of three factors. One is the average vacancy data collected from the sources listed above. Two, is to determine if the vacancy rates are declining or increasing in that area and adjust accordingly. Finally, you can adjust the final number you choose to use up a point or two based on investment style. If you are a very conservative investor, take the data figure you arrived at from methods 1 & 2 and add 2 points to it. Then plug in that number to arrive at your AGI (Adjusted Gross Income). This gives you a bit more of a cushion to allow for greater vacancy rates.

Occupancy rates (OR) for multifamily commercial buildings (apartments) are published by several sources as well and more accurate data is available. You can also discover the true actual OR for the specific property from the current rent roll. This figure can also be verified through a number of strategies. It is most important to calculate the value based on the current OR and not the seller's listed proforma. Never pay for upside potential!

The OR can dramatically change from state to state and from city to city, therefore it is most important to accumulate data from the specific area you are investing. Here is some current OR data for commercial multifamily in the US compiled by NAR: Ohio has the highest vacancy rate (VR) in the country at 12%, Michigan is second worst at 10%. Most markets today are sitting at 3-5%. Remember that taking state averages are not accurate enough and you need to get the city or even down to the community average VR.

Operating expense ratios are a big topic as well and here is my take on that. Using average ratios rather than average figures could end up getting you into trouble in your cash flow projections. The difference between the two is simple. Ratios or percentages can dramatically change depending on the investment vehicle, the OR, the rental income, the state, and many other factors. Using average figures rather than ratios will give you a more accurate result. To say that your operating expenses will be x% in all cases is simply not accurate enough. In addition, a commercial multi with a OR of only 75% will have a much higher EO ratio than a unit with an OR of 95%.

Multifamily is not the only commercial investments to consider when looking at vacancy rates. Here is some data on commercial office space in the US: The largest VR in the country is sitting at 20% and is estimated to increase due to the poor economic situation and the dried up lending market. For retail space, the highest vacancy rate in the US sits at 12.7%, also projected to increase dramatically due to the same factors. Apartment OR have actually been holding there own and due to the massive foreclosure rates and lack of residential loan programs, more and more families are forced to rent rather than own. This has had a positive effect on rental rates and OR for the commercial multifamily market and the rental rates are projected to iincrease again in 2009 due to these factors.