All Forum Posts by: Rebecca Graziano

Both. You want to invest in an asset that will grow your wealth over the long term while also generating revenue to cover all expenses. This way you also strengthen your position as an investor and have multiple exits available.

Cash flow is next to impossible right now in DFW. Unless you look for an assumable loan or seller financing, forget it. The property taxes and insurance rates will eat any profit you projected, assuming you don't have an HOA. Many listings are dropping price, or just sitting on the market, but it's still an overall bad market as an investor. Forget looking for multifamily. Condo HOAs are sky-high, but wages cannot keep up. It doesn't take a genius to know this isn't sustainable.

Hello investors,

I have been to several real estate meetups since moving to Texas a few years ago. They.all.suck. It is just a farmer's market for real estate products. 

I have been to RE meetups in the past with like-minded everyday investors pursuing similar goals, sharing stories and learning from each other, running through numbers, sharing network contacts, and even doing deals together. I have had two amazing mentors in very specific niches, but they retired. They never charged money, they loved people that love to learn and hustle. I have not found this mindset in DFW. 

For example, this investor that I met recently said not to buy properties at tax auction for 100+ different reasons. So I said, "well, if that isn't the path, what is the better approach?" And she said "find some good wholesalers. I swear by them." Naturally I asked "how do I find a reliable wholesaler? Who do you recommend?" and it ended in a circular conversation to nowhere. Then hands me her business card, "call me, I can help you." 

I met another woman who charges $50k for "real estate coaching." She prays on rich women to teach them how to invest. I spoke to her for a few minutes and walked away. I'm sure plenty of people fall for that crap, and it is really sad! 

If you are in DFW area, do you recommend any meetups that aren't sales/marketing groups disguised as a RE meetup?

Cheers!

Hi y'all!

I have been investing in residential and notes in the past; but given current market conditions, CRE is the more lucrative strategy, I think. I work FT and do this part-time to the best of my ability.

A few questions.

1. If I want to get into self-storage, how do I find potential sellers? 

2. How do I find distressed properties if I want empty office space?

I am looking for cash flow positive storage building in Texas, off a major highway, with value add potential, preferably in North Texas (Sherman/Denton/McKinney), Central Texas (Waco/Austin/San Antonio), West Texas (Odessa), or greater Houston area.  It can be small and I expand over time. 

For office buildings, Dallas has a significant amount of distressed office space with ARM loans coming due. I want to shop in the clearance aisle - how do I get access?

Thanks for your feedback in advance :)

@Henry Clark How do you source a self storage property?

I am using an off market property database software but it isn't consistent bc this type of asset is classified differently by county. 

Crexli and Loopnet are expensive but useful for research purposes.

What do you recommend?

Thanks!

I am in the same situation, curious to hear other comments!

I am using an app for wholesale listings in my area but even those won't cash flow as buy/hold (it is more for fix/flip). I use a paid database to scan for offmarket properties and direct mail marketing but no luck so far after 3 months of outreach. I am on several mailing listings for note deals but lately, they are usually 2nd position or high LTV so I am not interested. I even got an email from a private lender offering a loan AND the collateral due to the borrower burning through capital and now they are stuck with it.

My PM told me I am better off putting my money in a HYSA; a few realtors I have spoken to are just desperate to make a commission... no thanks!

I’m in the same situation. DFW is ridiculous. I moved from beautiful California for the “affordability”, turns out it was just smoke and mirrors. The city is literally a flat concrete jungle with awful weather and overpriced housing. Ironically I’m saving a lot by renting right now, it’s just math at the end of the day. If you can move maybe it’s time to head elsewhere. 

@michael castro where in DFW are you buying where you achieve $500 monthly cash flow? Is this for SFR or multi family?

I don’t see the math you are describing so I’d love to explore- DFW is massive and I don’t care about appreciation as much as cash flow. 

I moved to dfw a year before the pandemic… it was a cash flow positive environment. Not now! Unless you want to live like a cockroach and “house hack” garbage in 110F weather… invest in something else or somewhere else. 

The math doesn't make sense, especially for being in the middle of nowhere LOL. Maybe if you hustle for an off market deal and eventually land something decent. I've met people that ended up buying the property they were renting directly from the owner, or buying it as a live in caregiver, etc. Avoid the MLS and agents.

They key thing here is risk management. How much risk are you willing to tolerate at the expense of being hands off? Thinking about what that threshold looks like will help you figure out your investment path.