All Forum Posts by: Robert Hetsler

Honestly, besides the deadlines the other posts have mentioned, which are all extremely important, but hiring a good experienced and well educated qualified intermediary well in advance of the initial closing is probably the most important. , Dave Foster and Bill Exeter I believe are more than capable of assisting you as well. You should always interview a few just because sometimes personalities match better or you simply feel more comfortable with one over the other. Always ensure, they carry malpractice insurance for your protection. You will hear that bonds are important and they are but they are set up primarily to protect the qualified intermediary from employee theft so, in my opinion, malpractice and references are fundamental things required of every QI. Good luck!

Cody L. Makes an important distinction as I like to think of an exchange as kicking the ball down the road and that is the reason they are not heavily audited. However, if you continue to kick the ball down the road to the point where the property is ultimately inherited upon death, your heirs will receive the step up basis and those capital gains will be erased. This is how the Rockefeller's, Vanderbilt's, and Kennedy's all were and still do, in some cases pass generational wealth down for generations. So an exchange can be a very valuable permanent tool. I would also just caution that if you plan to purchase more than three properties, please make sure to choose the correct replacement property identification method as one of the methods limits you to three properties and another method allows you to identify up to 10 properties but the sum of the ten cannot exceed 200% of the value of the property you are selling. Just make sure you work with an experienced and highly educated intermediary as that will inevitably make the process so much easier. Good luck!

also, all of the solutions are in northeast Florida and southeast Georgia  Area.   For example, we have some in the Jesup, Waycross, Jacksonville, Macclenny, Yulee areas 

thank you @Dave Foster and @Ethan Atkinson.    We are very excited about this launch and we are receiving an overwhelming amount of interest which is very encouraging. Give me a call if you're interested in learning more specific details 

Whether you’re new to the world of real estate investing or a veteran of buying and selling these type of properties, there’s a niche market you’ve likely never considered. The idea of a self-storage facility tenancy in common investment is a relatively new concept to many investors.

Why? Because traditionally, the lucrative nature of self-storage facilities coupled with their low overhead and maintenance responsibilities, makes these properties the type that investors don’t wish to share with other investors. Of course, to buy in to this type of property, a single investor needs a significant amount of cash to buy it on their own. Until now.

We’ve been investing in self-storage facilities for decades. We know the great benefits first-hand, and want to bring these benefits to the general investing public, especially those who can’t afford to buy such a facility on their own. Which is why we’ve created what we believe is a first of its kind investment opportunity – Self Storage TICs.

Enjoy these benefits with just a portion of the financial commitment you’d otherwise need to get into the world of self-storage facilities:

• Superior return on investment
• Offset your income with a pro-rata portion of depreciation (10% APR in most cases)
• No hands-on property management responsibilities
• Liquidity
• Qualify for future 1031 exchange treatment
• Guaranteed monthly income
• Avoid the volatility of the stock market

To learn more about this unique investment opportunity, please visit our sister website. Then get in touch. These offerings are very limited and going fast.

Most people know me as either a Qualified Intermediary or a Private Real Estate Investor and I am pleased to be thought of as either.  However, those of you that know me best, know that more than 70% of my commercial property portfolio spanning North East Florida throughout Southeastern Georgia is composed of Self Storage Facilities and I have been buying them and building them and keeping them all because of the consistent cash flow I have come to rely on.  As a personal goal, I have been purchasing, on average, a new facility at least once a quarter but all of these properties have been purchased with my Wife and I as the only owners.

However, as the real estate market has been increasingly active and with my Qualified Intermediary business growing rapidly over the past year, I have been requested, asked, and even pushed towards setting up some of my new purchases as Tenant in Common Properties ("TIC") thereby allowing individuals or business entities to have a fractional ownership in a self storage facility as an option for their replacement property either in part or in whole keeping in mind that the minimum buy in is $250,000, with exceptions being made for certain clients and referral sources.

As such, I am pleased to announce that, we have recently released five new opportunities  that can be found on our website Here.  Generally, an investor can expect to receive an initial preferred annual gross annual return of around 6.25% return which will be largely offset by their proportionate interest in the depreciation/amortization expense resulting from their fractional ownership.  The end result is that most investors realize around 75% of their income being tax free because of such expenses and that, when extrapolated based on their tax rate, typically results in an after tax rate of return which exceeds 10%.

We, and me especially, are so excited by the overwhelming demand but we also recognize that agents and brokers play a huge role in our success and so we always protect their commission for any deals brought to us that result in a funded closing.  However, and this is the most exciting part, we have decided for the remaining 3 weeks of May 2017, that we are going to offer any and all licensed real estate agents and brokers a historic commission rate of 10% of the gross sales price of any deals initiated in May 2017 provided they close within 30 calendar days of the original introduction.  We must cap the bonus rate of 10% to a total of $5,000,000 in gross sales attributable to any one broker.

However, we always compensate, depending on the particular property, between 5% and 6% of the gross sales price to any brokers or agents that are responsible for bringing the buyer to us and that introduction results in a closed and funded sale. Please check out the opportunities and remember that these products, while are designed to be 1031 exchange compliant, are certainly not limited to 1031 exchange investors. an investor can be any individual, IRA, or company, notwithstanding if they are participating in a 1031 Exchange.

Finally, please note that, while I am still practice as an intermediary, any potential clients that are interested in utilizing our services but also want to purchase our products, we have requested that you either retain @Dave Foster , who is a Bigger Pockets Celebrity or @Bill Exeter as both intermediaries have my respect and both are aware of the partial transition of my business to allow me to focus on my passion, which is commercial real estate, specifically self storage. If you feel strongly about having me be the intermediary, then we will respect that but we do insist that you have a broker represent you in the purchase of our products and we have one or two brokers that have indicated they will help our clients and they are compensated by the specific TIC company in the form of the 5 to 6% broker commission so the representation is free to you and we feel strongly that since it is a sister company of my Qualified Intermediary Company, that you retain representation as it is worth the additional costs to our firm to ensure you are adequately informed about the transaction from someone looking out for your interest.

I will say that with the overwhelming demand and fairly generous broker commissions, we have found that we need more brokers to refer to so if you are interested in receiving our in house referrals for those clients looking to purchase our Self Storage (some retail shopping centers as well) TICS, please contact me so that we can immediately set up a time to speak and ensure you have been brought up to speed on our product and then get you on the referral list.  I hope to hear from both buyers and brokers in the very near future as we always welcome brokers and their clients as reflected in our ongoing and generous commission schedule.  Check out the website by clicking here!

I am looking to purchase with the type of returns you mention but I am not looking to managing the assets, does your company offer that service as well? I am mobile now so I cannot look at the website to get answers to these questions.

If this property is still on the market, please let me know as I am a cash buyer and these are the types of deals I look for and I can fund And close as quickly as the title agency can pull and clear the title. So keep me in mind for future projects you come across as I am always in the market for opportunities like this one.

I am a native of Jacksonville florida and it is a hot market for sure but I am putting together TIC Self Storage properties and am liquidating my residential rental property portfolio. I had 6 and I closed on 3 last week and I have three that are currently all rented so if anyone is interested, please let me know and I can send you the details. Please let me know!

@Brent Hill I am a native of Jacksonville Florida, having grown up in Fruit Cove and I am a full time qualified intermediary and a TIC specialist, specific primarily to the self storage industry but I am always happy to assist in answering some questions or brain storming if you would like to call and discuss as I find that sometimes talking things through can offer a lot of assistance.