All Forum Posts by: Dani Beit-Or

I'm developing a new investment partnership model with an investor, and I’d like your help refining and making sure I'm not missing anything.

Here’s the idea:

I’ll bring the deal—locate it, vet it, negotiated—typically a single-family rental with either a subject-to or VA loan assumption structure.

The investor brings the cash needed to close.

I may or may not use property management; I might self-manage.

Example: $300K house with $200K mortgage → investor brings $100K cash, I bring the deal and mortgage.

Key questions I'm working through:

1. Who holds the mortgage risk? or do we share the risk?
2. How do we structure equity—cash vs. mortgage in terms of partnership in your opinion? is it 1/3 - 2/3? does that change if we refi?

I'm looking fir idea on how to split the equity/profit in such setting - how would you do it? 

Thank You!

As investors, we sometimes get super focused on just one thing when we're trying to decide if a property is a good deal. Like, maybe we get really hung up on the price. But the truth is, buying an investment property is like balancing a whole bunch of different things, maybe even 8 to 20 big things!

Think of it like this: when we look at a place, we're checking out a bunch of "pillars" that hold up our decision. Things like the price, how old the house is, how big it is, where it's located, how much rent we can get, how many bedrooms and bathrooms it has, the garage size, the lot size, how good the place looks overall, the cash flow (how much money we'll make), the schools nearby, if it's in a good community or near public transport, and maybe a few other things.

Some of these pillars are easy to get, like knowing how many bedrooms there are. Some we can guess pretty well, like insurance and property taxes. And some we really have to dig into, like figuring out the rent and the cash flow.

Now, let's say you did your homework, looked at all these pillars, and decided a certain property was the one. But then, 3 months later, you own it, and you are actually renting it out for $300 less than you thought, and your cash flow takes a hit. Did you make a terrible mistake? Was it a bad investment?

I don't think so, not if all those other pillars are still strong. Think of your decision to buy as a platform sitting on those 20 pillars (all those different things you considered). If maybe three of those pillars didn't turn out exactly as you expected, is the whole platform going to collapse? Probably not, because it's still standing on 17 other solid pillars that you checked out and that are still holding things up.

@Chaim Mal 

Okay, so about three months ago, I purchased a property in the Phoenix area for $360k. The market value seemed to be around $450k, so right off the bat, I had about $90k in equity – a pretty good deal, right? The appraisal for the mortgage even came in higher at $470k, so no complaints there!

Right now, the rent basically covers all the expenses, so for the next couple of years, I'm pretty much breaking even each month.

Now, here's my thing about cash flow. I definitely like it – it feels like a safety net when you're investing. But let's be real, sometimes the monthly cash flow is peanuts compared to how much the property can go up in value, the equity you build as the rent pays down the mortgage, and the tax breaks and depreciation. If you only focus on cash flow, you could miss out on some bigger gains.

Back to my Phoenix place. I'm figuring that over time, the rent is gonna creep up. I'm hoping to get to maybe $100, then $200 in positive cash flow, and even more in a few years. Plus, I'm keeping an eye on interest rates and hoping to refinance in the next one to three years and maybe drop my rate by a percent (hopefully more). That would totally change the cash flow picture down the road.

For me, it's about seeing the whole picture and having a plan, not just fixating on the cash flow right now without thinking about the future.

https://simplydoit.net/etn/seize-the-moment-insiders-share-their-hard-earn-experince-to-real-estate-investing/

You don’t need to live near your investments, you need to understand the market, trust your team, and know your numbers. Living in CA, I’m always looking for out-of-state deals

Involved in 5000+ home sales in over 40 markets and when finding properties for my clients, it's all about "Investor-Friendly Markets"

Price-to-rent ratios are favorable (closer to or above the 1% rule)
Strong population & job growth
Landlord friendly
Affordable Property Management

Kansas City, Birmingham, Nashville, St. Louis all meet my criteria. 

I am also working on a deal in Tampa and Ocala, where I’m working directly with the builder for pre-negotiated discounts for my clients.

Happy to discuss further. But those are the markets I would start with. 

Join us for an intimate and casual real estate networking meet-up centered around the growing world of midterm rentals.

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Since the meeting location is in one of the mid-term-rental properties - the address will be provided AFTER registration: https://simplydoit.net/etn/atl-mtr-may-2025/
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This is not a presentation, a pitch, or a sales event—just good coffee, bagels, and meaningful conversations with like-minded professionals.

We’ll gather inside one of our actual midterm rental properties, giving you a real-world glimpse into how these rentals look and feel. This is a perfect chance to learn from each other, exchange ideas, and build new relationships in a relaxed setting.

Who should attend?
• Rental property owners considering shifting from traditional long-term tenants to midterm rental models
• Real estate agents curious about how they can better serve clients by understanding midterm rentals
• Relocation professionals & corporate housing specialists looking to see how midterm rentals fit into their business
• Anyone looking to expand their network in the midterm rental space

The event is hosted by a collaborative team of professionals who live and breathe midterm rentals— including an experienced investor, a real estate agent & a general contractor, and a designer.

Expect rich, real-world conversation about the opportunities and challenges of this growing segment of real estate.

Space is VERY limited to keep things cozy and conversational—just the way we like it.

We look forward to connecting with you over coffee, bagels, and shared curiosity around midterm rentals!

Since the meeting location is in one of the mid-term-rental properties - the address will be provided AFTER registration: https://simplydoit.net/etn/atl-mtr-may-2025/

Acworth Wed. 5/14/25 @ 9:30 AM

Thursday, May 8, 2025 | 6:00 PM – 8:45 PM | Irvine, CA

Join us for a FREE, in-person event designed to help you take your first (or next) step toward building wealth through real estate investing.

Whether you're just starting out or looking to grow your portfolio, this evening will give you the knowledge, tools, and confidence to make smart investment decisions.

This free, in-person event offers a unique opportunity to network with like-minded investors, gain valuable market insights, and learn actionable strategies for successful real estate investing.

Registration: https://simplydoit.net/events

Who Should Attend:

• Aspiring real estate investors
• First-time investors
• Individuals exploring passive-ish income opportunities
• Professionals considering diversification of their investment portfolios
• Anyone curious about the fundamentals of real estate investing

Agenda:

• 6:00 PM: Networking and Personal Introductions
  Connect with fellow attendees, share goals & form potential partnerships.
• 6:25 PM: Local Market Update
  Presented by Joe Homs, gain insights into current trends and opportunities in the local real estate market.
• 6:50 PM: Main Presentation: "Beginner's Checklist to Investing in Residential Real Estate"
  Delivered by Dani Beit-Or, covering essential topics such as:
  - How much capital you really need
  - Key property analysis techniques
  - Smart strategies for remote property investing
  - Creative funding options, including Self-Directed IRAs
  - Practical tips to avoid costly mistakes

Event Details:

Date: Thursday, May 8, 2025

Time: 6:00 PM – 8:45 PM

Location: Irvine, CA

The venue offers multiple food options and a bar. Attendees are encouraged to dine and support the local businesses.

This is a No-Sales-Pitch Event!

Registration: https://simplydoit.net/events

Just pure education, actionable insights, and the opportunity to connect with others on the same path.

Speakers:

Joe Homs A seasoned real estate professional with extensive experience in the Orange County market. Joe has a proven track record of assisting clients in achieving their real estate goals through personalized strategies and deep market knowledge. His commitment to excellence has established him as a trusted advisor in the community.

Dani Beit-Or With over two decades of real estate investment experience, Dani has guided thousands of investors toward successful property acquisitions. Specializing in simplifying the investment process, he empowers individuals to make informed decisions and build profitable real estate portfolios.

Registration: Secure your spot by registering here. Spaces are limited to ensure a quality experience for all attendees.

Embark on your real estate investment journey with confidence. We look forward to seeing you there!

I was told it is possible to file for tenant eviction online and appear for hearing online (Maricopa County -> highland justice court) but online I'm unable to find where to file.

Anyone knows where to file online? 

@Stuart Udis, after 20+ years in business and real estate investing, I’ve seen and experienced a lot. Trust is essential in any partnership—without it, I wouldn’t even consider moving forward.

That being said, I’ve seen cases where an employee mismanaged funds, thinking they could get away with it (and did for a while). I’ve also seen owners of a fund pull money from escrow accounts when cash flow got tight.

Being trusting is good, but being trusting while also putting safeguards in place is even better. Fraud, even when caught, takes time, energy, and money to resolve. When people are juggling multiple businesses, the temptation to shift funds—even temporarily—can arise.

Interestingly, the builder fully agrees with these precautions—he’s seen things too.

My approach? Better safe than sorry.

I'm looking to partner with a builder to raise funds for a syndication holding long-term rentals. We've worked through most of the financial aspects, built in buffers, and taken a cautious approach.

One key priority is setting up checks and balances to reduce the risk of fraud, especially when it comes to handling funds. I want to make sure there are multiple layers of oversight to prevent issues caused by a bad actor or rogue employee.

Here are some ideas I have so far, but I’m looking for more:

1. Two signatures required for checks over $1,000 – Does the bank actually enforce this? And what happens with electronic payments (Zelle, wire, ACH, etc.)?
2. I hold the account in my name and grant them access – Would this create any liability for me?
3. Legal agreements – Of course, I’ll have an attorney draft and review them, but I want to come prepared with ideas to strengthen protections.

What other safeguards or ideas do you suggest?