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How I Bought a 12-Unit Apartment Building with No Money Down (And How it Nearly Bankrupted Me…)

by Michael Blank on December 9, 2013 · 43 comments

  
How to Buy an Apartment Building

This is my story about how I bought a 12-unit apartment building with money raised from private individuals.

This deal closed against all odds and then nearly bankrupted me.

Don’t make the same mistakes I did and learn how to raise money to buy your first apartment building.

Finding the Property

One day in March 2011 an email came in from real estate investor friend (we’ll call him “Frank”) who learned of a 12-unit apartment building in NE Washington DC. Even though I get the vast majority of deals through my brokers, every once in a while there’s an exception :)

My investor friend positioned the deal as a rehab flip (i.e. buying it, fixing it up, and selling it for a profit), which is what I also do occasionally.

Another investor he knew (“Richard”) had it under contract. The seller was asking $500,000. Frank had a marketing agreement in place with Richard that if he referred a buyer, he would be paid a marketing fee (nice, huh?).

I ran the sample rent roll he sent me through my deal analyzer software and quickly realized that there might be an opportunity. The deal itself worked OK, but my gut was telling me that $500 for a 1-bedroom, even in NE WashingtonDC, seemed low. I confirmed this with some quick rent comps on rentometer.com. I then asked Frank for an introduction to Richard, who was looking to assign the contract to an ultimate buyer (maybe me?) for a fee.

After speaking with Richard, I still liked the deal, but there were issues with the building (there always are, aren’t there?) It had been listed at $650,000 and had been on the market for over a year. Even though buildings like this are selling for around $900,000, the rents are so under market that buyers couldn’t justify a higher price.

The seller was a widow who was slowly selling her deceased husband’s assets, including this building. She was motivated, but not super-motivated. My sense was that the purchase price would be at fair market value based on the financials on the building, but that this might be a value-play opportunity. I felt that if the rents could be increased from $500 per unit to $750, we could add significant value over time.

I decided to proceed, and we agreed on these terms:

  • Purchase price $450,000 (plus the marketing fee payable to Richard and Frank)
  • $4,000 down payment
  • 20 day contingency for feasibility study
  • Seller has 7 days to submit documents, and I have 7 days to review
  • We have a 45-day appraisal & financing contingency

The seller signed the purchase contract and addendum – we were ratified. My heart was pounding! My first apartment building!
Apartment Building 1

The Long Road to Closing

My exhilaration was quickly tempered after the closing attorney asked me a few questions like, “Have the tenants waived their TOPA rights, or have they expired?” and “Can you provide me with current rent registration form?”

Say what?

I knew the building was under rent control, but I wasn’t aware of the details. Every year, the owner has to register the current rents with the city. The last time the current owner did this was 2005, so there was a compliance issue that needed to be resolved.

In addition, selling a building in D.C. is more challenging than many other parts of the country because of its Tenant Opportunity to Purchase Act (TOPA). This gives the building’s tenants the right to organize and to purchase the building. This rarely happens, but it complicates and oftentimes delays or even prevents a sale.

It turns out the tenants had decided to exercise their rights to purchase the building, and the seller was working with them on this process, which can take 6-9 months to play out.

I realized that these two issues would take longer than the 20 day contingency period we had put in the original contract. So I fixed this by having the seller sign another addendum that reset the due diligence period until these issues were taken care.

At this point, I was in a holding pattern. I checked with the listing agent once per week to get an update. It took seven weeks to satisfy those two contingencies.

I was a bit surprised that the TOPA matter was addressed so quickly. I learned later that she agreed to pay the tenants an agreeable amount at closing if they would waive their rights to purchase their building vs. letting the rights expire. Wow.

Now that these two issues were taken care of, I had to spring into action and start my due diligence. I only had 20 days to move forward or cancel the contract.

I wrote the owner a letter requesting all kinds of documents. She took a long while to respond, and then the documents I got were incomplete. Not a problem! My 20 days wouldn’t start until I got all documents from her.

Eventually I got the documents I felt I needed, including her bank statements. I wanted to verify that she’s actually depositing the rents she claimed she was getting. It turns out she was only collecting half of the rents!

This was completely unacceptable! The value of the property is based on the income of the building, and her income suddenly was only half of what was advertised.

I told the listing agent that we could not proceed with the contract as it was, and I gave him three options:

  1. We terminate the contract;
  2. We add a contingency to give the seller time to collect 100% of the rents for three consecutive months; or
  3. She could guarantee the rents for a year.

The seller insisted that the tenants would all pay. As far as I was concerned, this deal was dead. Too bad because I had spent countless hours on this deal already.

Three weeks later, the agent called me back and said the seller was going to guarantee the rents. Really? OK, that would work.

We revived the deal with yet another addendum that spelled out the terms of this rent guarantee: whenever I don’t collect rent from one of her tenants, I could collect the difference from the escrow account.

All contingencies were satisfied (except for the financing contingency), and we agreed to close within 45 days.

This deal came back from the dead, and now we were moving forward again!

My lender’s appraisal and their property inspections were fine and we were scheduled to close in 14 days, pending final underwriting review. This is normally a formality, but in this case, the bank’s loan committee inexplicably decided they didn’t want to do the loan. The lame explanation was that the loan committee changed their mind about the location and were no longer comfortable with proceeding.

Really? 14 days before closing?

This is where my previous networking with loan brokers came in handy. I called up another broker I had spoken to about this deal. Initially, the term sheet from the lender he was representing was not quite as attractive. However, they jumped at the deal and said they would close within five weeks.

I explained the situation to the listing agent and exercised my option to extend for an extra 30 days by paying an additional deposit.

The new lender took care of business and we closed four weeks later.

Five months after we were under contract.

Whew.
Apartment Building 2

How I used Private Money to Finance the Purchase

From the very start, I wanted to use money from private individuals to purchase this building. I want to give you some background on how this was possible.

For several years, I have been renovating houses, fixing them up and reselling them for a profit. I raised the money with a $25,000 minimum from friends and family and paid them 12% to 15% simple interest, guaranteed by the house. The title companies took care of the promissory note and recording the deed, and it was simple to do.

People like and trust real estate, the returns were good and the perceived risk was low. It was surprisingly easy to get friends and family to invest for these reasons.

As I was eyeing commercial real estate, I polled my existing investors to see which ones were interested in buy and hold commercial real estate and if they could refer me to anyone who they thought might be interested.

I quickly assembled a small group of individuals who were interested. Since I didn’t have a deal at the time, I created an investor package of a fictitious building. Everything about the building was accurate (photos, location, financials, etc), except the purchase price – I adjusted that to achieve the returns I wanted for my investors. In other words, I approached potential investors with a deal package that looked like the real thing.

I said, “I don’t have a deal right now, but when I do, it’ll look substantially like this” and then I’d show them the package.

By the time I got this property under contract, I had already primed my investors. When I sent out the deal overview for this property, my investors responded quickly.

I needed $250,000 in cash for the 25% down payment, closing costs, and repairs.

I try to structure the deal so that the investors achieve a 10% – 15% average annual return over the life of the investment. To achieve this return based on my financial projections for cash flow, loan amortization and resale, I could do a 50/50 split with the investors to achieve a 15% average annual return.

I then paid myself an acquisition fee of several thousand dollars at closing. Based on the number of hours this deal took, none of my investors had an objection.

All of this was disclosed in a Private Placement Memorandum and LLC Operating Agreement that was drafted by an SEC attorney. This is expensive, but it’s worth it. It not only protects you but also spells out to the investors the terms of the deal, how profits are split, how decisions are made, and what the potential risks are.

I felt mighty proud of myself for closing this deal, even against all odds. But the fun was only just beginning.
Apartment Building 3

The First Year – A Nightmare

This is the story of “Paul”, one of our tenants, and how he nearly bankrupted us.

Paul is a good guy, I suppose his heart was in the right place. He wanted to make sure everybody, including me and the District of Columbia was doing their job.

He repeatedly sued me for alleged housing code violations. I was in court every six weeks. This was his way of communicating with us, and we responded by addressing every issue we reasonably could.

In the first six months of this, my property manager and attorney were handling all of these cases. I thought this was the way you do things.

Until I got his $3,500 bill after three months of activity!

I realized that if this went on for a year or longer, the legal fees alone would exhaust our capital reserves.

I had an urgent meeting with the attorney and asked him about the sustainability of this plan. He then admitted that for most of these hearings, I did not need legal representation but could represent the LLC myself.

Really? Now you tell me? Well … I guess I never asked either.

I quickly replaced the attorney with one who billed promptly and provided fixed-cost pricing for most eviction-related issues.

I also started going to court myself.

Not a very pleasant experience, but I started getting used to it. We were systematically working through the issues.

In addition to making the court system work, Paul also contacted other governmental compliance agencies, such as the DCRA, which issues construction permits and enforces violations. He would call them daily, reporting construction activities. An inspector would promptly inspect the property and find something awry that needed to be written up.

Because of the high visibility of this building within the agency, the DCRA was enforcing the letter of the law, which in D.C. requires you to have a permit for EVERYTHING you touch with a hammer or screw driver. These permits are expensive, and they can only be pulled by licensed contractors (in other words, I could not do it myself). Due partly to my own ignorance related to “how to do things right” in the city and the heightened level of enforcement, I had to pay thousands of dollars in permits and fines.

Then Paul called the EPA regarding alleged lead paint violations, and of course, an inspector arrived the next day, asking for a lead paint inspection from a licensed professional. Two thousand dollars later, we knew we were lead free in all of the units. But there was lead paint on the railings in the hallways.

You can either be “lead safe” or “lead-free”. To be lead safe, each time a tenant moves in, you have to certify that the unit is lead safe and you have to disclose any lead paint that is known to be in the building. This costs about $250 per unit.

We decided instead to become “lead-free”, which required that we cover the railings with drywall. Our 3rd party lead paint inspector then came back and certified the building as lead free. Another several thousand dollars later, I now have a lead-free building.
Apartment Building 4 jpeg

A Life Lesson in the Middle of the Storm

As these events unfolded, I grew more and more anxious. My primary concern was running out of money. If we ran out of money, I would have to go back to the investors, tell them that their capital reserve money that was slated for renovations was exhausted, and that they needed to put in more money. Failing that, I would lose the building in bankruptcy and never raise money again.

Not the best start to my commercial real estate investing career.

With each certified letter containing violations or a summons to appear in court, my despair grew. I had trouble sleeping, I was tense. A paralyzing fear was starting to overwhelm me.

In situations like these, my wife is a rock. She can always put things in perspective and offer support that can lift me up. She has tremendous faith. She reminded me that God loves me no matter what happens, that God is good, and that He only wants good things for me. Maybe, she suggested, I’m going through this for a reason. Maybe I am supposed to learn something.

I thought about this for several days and asked myself the question, “what am I supposed to learn?” After much reflection, I felt that my lesson was to be at peace no matter the circumstance. And I slowly started to believe it.

However, it took about a week to set in. But when it did, the sense of peace I felt was inexplicable yet tangible. My body relaxed, and I was able to sleep again – despite the fact that I was scheduled next week for yet another hearing at the Superior Court in WashingtonDC.

Apartment Building 5 jpeg

A Sudden Change of Heart

At this hearing an odd thing happened.

Because we had been in court so often, the judge wanted to meet in a less formal setting to work through the issues. In attendance were myself, my property manager, the judge, and Paul.

As I sat there silently while the other three discussed the outstanding violations, Paul turned to me and said, “I’d like to talk to Mr. Blank a bit” and then he leaned over the table to extend his hand. As I took his hand, I stammered something like, “OK, that would be great”. The judge and my property manager excused themselves, and suddenly I was alone with Paul.

Some time ago, I made several attempts to communicate with Paul. Once through a 3rd party, and the other time myself. Both attempts went no where.

I was shocked at what was happening.

I don’t exactly remember what we talked about those in the next 5 minutes. I just remember that we agreed to grab a cup of coffee afterwards.

We called the judge back in, and she asked him how he’d like to proceed. He said he would like to dismiss all charges. My property manager looked at me with big eyes as if to say “what did you guys talk about while we were outside?”

As if in a daze, I found myself sitting with Paul, sipping on a coffee in the court house café downstairs and engrossed in a conversation as if we were long lost friends.

He was sharing about his life, and so was I – more, probably, than our common sense should have allowed given our adversarial history.

At one point he turned to me and said, “you don’t have to worry about me any more.”  We exchanged contact information and agreed to stay in touch.

He withdrew all outstanding complaints and stopped calling the agencies.

I am open to the possibility of miracles. The miracle of child birth, the mystery of human consciousness, or a series of coincidences. Miracles happen all around us, if we’re open to seeing them.

This development with Paul was so inexplicable that perhaps it was some kind of miracle, too. I also concluded that perhaps the circumstance changed because I had learned the lesson I was supposed to have learned. If you master a lesson, will a situation always improve? No, probably not. But I think I was rewarded in this case with a sudden change of heart that I could not take any credit for.

Apartment Building 6 jpg

The Long Road to Stability

A year had gone by since we bought the building, and it had been a roller coaster ride – but not one of those fun ones, one of those terrifying ones you want to get out but can’t.

I had spent thousands of dollars more than expected. My business plan was out the window – I had missed my annual projections by a mile. I felt my credibility with my investors was shot. However, they have been very patient with me, for which I am grateful. The key to investor relations is communication, especially when things aren’t going right. This goes a long way with maintaining their trust.

I have learned a valuable life lesson, which is to be at peace regardless of the circumstance. It is a lesson that I am still working on.

And … I have the most compliant building in the District of Columbia.

Two years after closing, we are 100% occupied and collecting all of the rent most of the time. We have been able to raise the rents in several of the units. We have the cash flow to quickly respond to repairs and make some cosmetic improvements. And we have a good relationship with our tenants.

For me, the key to achieving success as an entrepreneur is a mix of ambition, guts, persistence, discipline, and faith. This property required a strong dose of all of these.

Thoughts? Questions? Please share below!
Photo Credit: i k o, velo_city, N.kimy, stuant63, Hans Kylberg,floyduk,Nicholas A. Tonelli

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{ 43 comments… read them below or add one }

Randy Phillips December 9, 2013 at 11:54 am

A great story.

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Roy Schauer December 9, 2013 at 12:02 pm

Very good!! You didn’t candy coat it. You told the good, the bad, and the ugly. And the best part is you nailed the fear explanation. Any investor who steps into a new type of deal and is learning how to do it knows that cold, sleepless, paralyzingly fear sensation when things start to go sideways and you feel like its slipping out of your control. I believe the difference between the successful entrepreneur and going back to the JOB mentality is how you respond to that fear and what do you do to reduce the effects of it on you.
I look forward to your sharing with us more in the future. Congrats, on your commercial deal and making it work.

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Roy N. December 9, 2013 at 12:11 pm

Michael:

I enjoyed the read and “relived” many of the events. We had a lender “change its mind” 5-days before close after having all their requested information for 2-months prior. It was a very stressful couple of weeks as we first pulled out all our credit to make bridge funding – we couldn’t go back to the vendor as there were offers behind us – and then secured new financing with a new lender.

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Michael Blank December 9, 2013 at 5:03 pm

I found it paid off to “shop” the deal to multiple brokers/lenders to get term sheets. That way they were already familiar with the deal and could move faster.

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Roy N. December 9, 2013 at 5:40 pm

Michael

I agree. We had done this early on (2.5 months prior), which was the only reason we could put something together with a different lender in <4-days.

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olamide Akinrotoye December 10, 2013 at 3:12 am

Congrats Micheal for having victory over this issues and listening to your wife voice you, know thats your angel .

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Bryan December 9, 2013 at 12:16 pm

So what was the deal with Paul? Did he just want to show you who was in charge? What motivates someone to do that and then just quit like that?

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Roy N. December 9, 2013 at 12:29 pm

Bryan:

We too had a “Paul” during one of our acquisitions – still have him. In the end, our “Paul” turned out to be insecure and afraid that we were going to significantly upgrade the building and force him to move – he’d been there for almost 2-decades. Once we “clued” in, we started soliciting his input on changes we were planning and, once he was certain we were not set to push him out of his home, he became our most fervent cheerleader.

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Michael Blank December 9, 2013 at 5:06 pm

I’m still not exactly sure what motivated him. He said he wanted to make sure the city inspectors did their job. He also thought I was going to flip the building for a “quick profit” (like my residential rehabs), which seemed to bother him. Not sure …

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Lisa Phillips December 9, 2013 at 1:13 pm

Thank you for being so open and honest about this, it will help so many people in the future.
The DCs, Baltimores, Philadelphia’s of the world always manage to make things so much harder, more expensive, and more intrusive than other cities…

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stephen j moore December 9, 2013 at 1:46 pm

Wow! I recently heard about Topa and.its been a pain to work with! Reallyglad u wrote this article

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Brandon Turner December 9, 2013 at 2:19 pm

Awesome post, Michael! Thanks so much for sharing. I look forward to having you here on the blog!

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Dave December 9, 2013 at 2:28 pm

Michael,

A great story! I am a firm believer that faith and learning lessons is a big part of this for more people that we often think. I know in my life that faith in God had gotten me through many highs and lows. Congrats to your wife for helping you keep a solid foundation. Keep serving others!

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Joel December 9, 2013 at 2:39 pm

12 units at 500 = 6,000 month X 12 months = 72,000 gross expected income

Vacancy, operating expense, and property management if landlord pays water 60% of GEI

72,000 X .40 ( .60 costs ) = 28,800 NOI at a 10 cap is 288,000 purchase price. Any immediate capex not ongoing comes off the purchase price let’s say 3,000 a unit for 36,000. 288,000 – 36,000 = 244,000 purchase price.

Thanks for sharing Micheal. The bottom line is the property was way overpaid for. Owner financing is good IF you are not way overpaying for a property. All cash should receive a discount from market value, then owner carrying back a 10 to 15% second should be slightly higher price, and then owner finance the highest. Owner finance should be market value not over market.

The property might eventually catch up with rents and cape rate compression on resale. That is like playing the lottery instead of buying right going in.

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Michael Gammage December 9, 2013 at 2:42 pm

This was a great article Michael. Thanks for being open and honest with this dealing. I’ve learned something NEW today (TOPA) and reinforced faith. Awesome!!!

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Steve December 9, 2013 at 3:12 pm

What a crazy story about Paul. Any idea as to what caused his change of heart? Did he realize you were truly trying to improve the property and not just a slum lord?

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Michael Blank December 9, 2013 at 5:10 pm

Yes, I think after speaking with him he could see that I was planning on owning the building for a long time and wanted to do a good job. He wasn’t aware that his activity was costing me so much money, which I explained was reducing my ability to continue to improve the building.

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Tim December 9, 2013 at 3:25 pm

Never heard of Topa before and boy am I glad. Now i have an idea what to expect if I am ever in a deal that involves more Govt. than I am used to. Thanx.
PS. I too want to know why “Paul” had a change of heart.

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Joshua Dorkin December 9, 2013 at 3:42 pm

Thanks for taking the time to share this, Michael. Great stuff!

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Greg Jackson December 9, 2013 at 4:03 pm

Michael,

Enlightening post, here’s what I took away:

1.) Reread or scan, “How to Win Friends & Influence People” by Dale Carnegie

2.) Buy property in landlord-friendly states:

http://www.biggerpockets.com/forums/52/topics/33970-landlord-friendly-states-

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Lisa Phillips December 9, 2013 at 4:07 pm

I love your second point! I learned after investing in one tenant friendly vs landlord friendly states, the difference! What hurts is that you learn after the money is invested, and you’re like, this would have been waaay easier one state over!

And Paul, come on, he was using the system like he was being paid for it, or as if his housing depended on it.

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Greg Jackson December 9, 2013 at 6:57 pm

Amen Lisa!

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Alison December 9, 2013 at 4:45 pm

Hey Michael! What a happy surprise to see you here. Hope you’ll enjoy hanging around the BP community. See you soon. Alison

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Katie December 9, 2013 at 5:20 pm

That building seriously looks scary.. there’s bars on the windows!

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Michael Blank December 13, 2013 at 11:53 am

Yep, it’s a little rough, I’d say a C building in a C area that is quickly becoming a B- area, a major reason I bought in this area. That, and the below-market rents.

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Giovanni December 9, 2013 at 5:44 pm

@Michael, great to hear that you survived and prospered. Awesome that your wife is your rock, I’d say rock star.

You nailed it with ‘What is the lesson?’ We are all on the Henry Ford fail your way to success plan and the only way forward is to learn from our mistakes.

Over the years I’ve run into all the issues you had to deal with but you had them all at once on your first deal… and lived to tell the tale. Congrats to you and thanks for sharing.

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Tom Sylvester December 9, 2013 at 6:35 pm

Michael – Great story, thanks for sharing. And congrats on the first blog.

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Erik December 9, 2013 at 8:03 pm

Great article! I really enjoyed the story and learned from your experience. Thank you for sharing!

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Ed December 9, 2013 at 10:45 pm

Great story. Thanks for sharing the ups and downs. I’m really wondering what you spoke about with Paul. I’ve dealt with a few crazies in my day and never could imagine such a resolution. It’s amazing how a person can be so destructive to another for no reason.
Good luck moving forward!

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Chris Bounds December 10, 2013 at 5:17 am

Great article Michael! I’m glad to hear that perseverance has prevailed.

I’m am now 9 months into my first apartment deal and while it has not been a nightmare like what you described it has been a tremendous learning curve.

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Michael Blank December 11, 2013 at 6:23 am

I appreciate all the affirmations from all of you. I’m pumped to be part of the dialog. Now I gotta work on another article for next week -;) Thanks again!

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Tim Riley December 12, 2013 at 1:21 pm

Learned a lot in each section. Im purchasing single family homes at the moment and trying to build up saving sto purchase a similar sized building. You gave me a lot to look into while pursuing this.

Thank you for sharing!

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Luther Smith December 12, 2013 at 3:36 pm

Michael -
Thank you so much for sharing your real life experiences doing your first multi-family deal. You provided a real perspective on the ebb and flow of deals and how quickly things can come together, fall apart or drag on. I’m a wanna-be apartment house investor looking for my first deal and this was very helpful in preparing me for some of the challenges and pitfalls that could occur. My one concern is that I’m in the New York City market and can’t help but think that not even Jesus himself could turn around some of the vicious tenants we have here. In any case the way yours did.
In any case, I’ve downloaded your e-book and look forward to following you.

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Jeremy Reynolds December 12, 2013 at 9:04 pm

Hey Michael,
Great post! Thanks for the detail; it helps to understand the many circumstances that can affect real estate investing. I’m looking to get into multifamily investing as well. Right now I’m trying to learn as much as I can so I thought I’d ask you for any suggestions on books or anything like that; anything that helped you make the transition. I appreciate the advice/help. Again great post!

Jeremy from Atlanta

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Michael Blank December 13, 2013 at 11:58 am

Hi Jeremy … I took Dave Lindahls’ bootcamp about 5 years ago which I thought was excellent. There’s not a lot out there with regards to apartment building investing books. I read a few but didn’t find them too terribly helpful. And there’s even less on how to raise money for apartment investing. Partly because of this I’m currently working on an eBook that covers apartment building investing with an emphasis on raising money. However in the meantime I’ll be blogging a lot about the topic, so stay tuned!

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Jeremy Reynolds December 13, 2013 at 6:48 pm

Great! I look forward to your e-book and I’ll be sure to check out your blog. Thanks again for your help and insight. I am also a man of faith and it’s refreshing hearing your story of how you found peace in the truth of our sovereign Lord. May He continue to bless you.

Jeremy from Atlanta

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Aaron Yates December 13, 2013 at 11:01 am

This is a great article. I don’t get time to read many of these blogs as I would like to but the title caught my eye and I finally had some time to read it today at lunch..

One of my biggest obstacles of why I have come to a hault on my investing is finding money investors. I have to use my own cash all the time.

I would love to know the details in how you did this instead of just a summary. I’m at a complete loss in how to achieve this. I have spoken with many just to get me nowhere. So obviously I am doing something wrong.

Thank you for sharing this story. It’s great to hear something turn around from disaster to success in real estate.

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Michael Blank December 13, 2013 at 12:01 pm

I hear this a lot. (Perceived) lack of funds is the # 1 objection to people getting started with investing TODAY. I’m working on an ebook and also a series of BiggerPockets articles with a focus on raising money (the next article is coming out Sunday or Monday). Raisin money is not hard, but as everything in life, it requires discipline and focus, and a little bit of knowledge -;)

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Shaun December 14, 2013 at 11:45 pm

Wow Michael that is pretty brutal!
Glad that he eventually got over what ever crawled up his butt.
Tough lessons to learn and tougher experiences to go through.
Looks like you came through it okay and the property is performing now.
Not a bad example of the general resilience of real estate as an investment vehicle!

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Lear Riojas February 4, 2014 at 4:55 am

The timing of this is great I started reading about commercial real estate this week, I am looking to make the leap from SFHs (3 to date) to apartment buildings with as little of that legal pain you endured. Thank you for the lessons.

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Bruce March 4, 2014 at 12:24 pm

Great Post Michel !
I would one day like to get to be where you’re at. I have a few questions for you if you don’t’ mind.

1) Purchase price was $450K, but you needed $250K cash for the 25% down payment, closing costs, and repairs ??? Could you expand on that? I’m assuming the $250K in cash was from the investors.

2) Also, was the loan under your name? then you closed under your personal name then quit claim it to the LLC?

3) Did you have equity in your LLC? If so, how much?

4) How did you structure the LLC, who made the decisions and if one investor wanted out, how would you handle that?

Thanks.

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Michael Blank March 4, 2014 at 12:30 pm

Bruce, I’ll do my best to answer your questions:

1) Purchase price was $450K, but you needed $250K cash for the 25% down payment, closing costs, and repairs ??? Could you expand on that? I’m assuming the $250K in cash was from the investors.

I don’t recall exactly, but $90K of that was for capital repairs and improvements, 25% down, and the rest for closing and attorney fees for the private placement memorandum etc ($11,000).

2) Also, was the loan under your name? then you closed under your personal name then quit claim it to the LLC?

It’s deeded in the name of a new LLC I created for just this building.

3) Did you have equity in your LLC? If so, how much?

Yes, I retained equity in the LLC for syndicating the deal.

4) How did you structure the LLC, who made the decisions and if one investor wanted out, how would you handle that?

This LLC was structured so that the Members have very little say in what goes and me as the manager get to decide 90% of everything. But you can structure the LLC any which way you and/or your investors are comfortable with.

Hope that helps!

Michael

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lamac66 April 21, 2014 at 3:34 pm

Incredible! Like you say, you have the most Compliant building in DC.

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