I grew up in a family owned construction business, spent a few years as a realtor, and then spent the last 15+ years in Program/Project Management at Amazon and Boeing. I am finally coming back to real estate, specifically multifamily. I spent the past 18 months reading various books, listening to podcasts, reading blogs/forums, and working on my own spreadsheets. Needless to say I haven't taken any action and have been stuck in analysis paralysis. My issues are: (1) I believe in win/win deals but to get apartments (or houses) that pencil out for me, it seems significantly less that what people can get on the market (particularly in the greater Seattle area that I am located). (2) I am not a very outgoing person unless I am comfortable (e.g., people at work would be shocked to find out that I fear going to networking events, cold calling, etc.), however I get better the more confident that I am and my confidence comes from knowing what I am doing (I'm not a good BSer).
With that said, I'm thinking of doing an Apartment course for three reasons. (1) It will give me the womb to tomb process flow of Apartment investing along with the tools and templates to gain confidence. (2) Spending a couple thousand is more likely to incentivize me to start taking some action (along with the knowledge), even if I'm intimidated by it. (3) I am hoping that they provide some ways to obtain additional capital if I find a deal that is beyond my means. Below are the two that I narrowed it down to:
- Apartment Syndication Mastery by Joe Fairless ($3,000) https://apartmentsyndicationma...
- The Ultimate Guide to Buying Apartment Buildings with Private Money by Michael Blank ($2,000) https://ultimateapartmentinves...
Does anyone have any experience with either of these or recommend a different one? OR, does anyone have any recommendations on Direct Mail and Cold Calling multifamily owners (or any other method of marketing that works)? I'm not looking for a get rich quick scheme and understand that this is going to take a lot of hard work. I just want to expedite my journey by paying for a proven system, with teaching, and a community to assist (this is less important as BiggerPockets already exists).
I really appreciate all of the information that the community has put up on this website and anyone who is willing to help me out.
@Ryan Eide I do not have any experience with either of these courses, but I am not sure they are going to help you to achieve your ultimate goal. Is your goal to create a syndication and bring in other investors with you to purchase multifamily properties?
At this moment, the market for multi-family properties is extremely hot. This seems to be true all over but is especially true here in the greater Seattle MSA. As such, the majority of the people you would likely be targeting are already being contacted by multiple other parties trying to convince them to sell their properties. You need to spend sometime developing your strategy for how you will compete in this market. Some possible options could include the ability to close quickly (cash offer or hard money) or willingness to take over an asset in poor condition / occupancy.
I would focus on getting really clear on the following: property type you are interested in, your financing (include repairs if part of your strategy) and location (broaden your search to include areas with less competition).
Best of luck,
I agree with John Barrett's post above. I'm an active buyer in the Seattle MSA and institutional buyers willing to purchase larger properties at a 5 CAP or below are forcing up prices for midstream buyers such as myself to the point where it is really hard to make anything pencil. Great time to be a seller, but not a buyer. The deals being done are through experienced MF brokers taking them to well financed buyers who they know can close. My suggestions would be to get out of King County and look in secondary and tertiary markets (slightly better CAP rates) and get a balance sheet partner so you don't have to syndicate, no seller needs to take a risk in this market on a buyer who doesn't have enough cash already on hand to finance the equity side of the deal.
@Ryan Eide , I am not sure these courses will add a lot more than what you read and listened to over tha past 18th months. I think what may benefit you more is to shadow a seasoned multi-family investor or partner with him for your first deal. He will also help you build your team (property manager/attorney/....)
@John Barrett My current goal is to do something on my own to learn lessons on my dime, not investors. I'm am thinking less than $1M for my first property so that is a deciding factor in my location. My high level strategy is Class B multi family with value add opportunity as I have construction experience. I am continuing to work my business plan and build out the team I can use once I do a deal.
@John Bierly I have a little bit of network in the Commerial world around here and know of a couple of people who were bought out by prices they couldn't turn down. Thanks for the advice and your post led me to find out more about what a "balance sheet partner" is.
@Sherief Elbassuoni I certainly agree that shadowing a seasoned multi family investor is the best approach to learning and growing. I am hoping to pay my dues as much as possible on my own so that I can bring as much value as possible to a seasoned professional (and not waste their time). I know that my past experience in program/project management, process improvement, risk management, construction, and as a Realtor will bring value as well. Ideally I would like to find a deal and bring that to a seasoned investor, the question is how to get the first deal and what is the fastest path to doing that (without paying 10's of thousands for the mentorship programs out there). Thanks for the reply.