All Forum Posts by: Ryan Enk

The 7 Day Real Estate Survival Blueprint:

How to Create $10,000 Out of Nothing in Less than a Month

Cashflowdadlife.com/7

What if you lost everything? You have no money. You have no credit to borrow on. You don't know anyone who can help you out. All you have is a laptop and a Wi-Fi connection, or cell phone, and a clean pair of casual clothes. Bills are piling up. Creditors are pounding at your door. Your spouse and kids are depending on you to provide. You have 30 days to make 10k to survive. How do you do it?

Ryan Enk takes 15 years worth of experience becoming financially free with real estate and condenses it into a highly potent 7 day battle plan. In this book, he reveals the hidden mindset, skills, and strategies needed to go from having nothing to having the freedom to pursue your passions and interests, not just for this month, but for the rest of your life. He shows you the EXACT steps he would take, the EXACT things he would do, by the HOUR for 7 days, in order to be financially free.

This book is for EVERYONE. If you don't know a single thing about real estate, you will be blown away. But even if you have experience, money, and great credit, this book will hyper accelerate your real estate investing income. The famous football running back, Barry Sanders, used to say that if you want to get fast, practice sprinting up hill. To the experienced investor, this book is like practicing sprinting up hill. When you hit a level playing field, you'll be faster at getting from A to B. In this book you will discover all of the secrets and shortcuts that even experience real estate investors don't know:

-How to find out the best areas to invest in your town without having to do a market analysis. -

How to find an unlimited amount of money to invest without using banks. -How to uncover real estate deals $10,000 to $100,000 under value without having a real estate license, paying for marketing, or having access to the MLS.

-How to get more offers accepted than anyone else.

-How to get multiple paydays on any real estate transaction, and more.

You can get the book on Amazon for $17 or you can get it for free at cashflowdadlife.com/7. All you have to do is cover the minimal shipping costs.

Enjoy!

Ryan Enk

Have you ever thought about being a PASSIVE investor in real estate but you don't know how it works, or how to look at deals as an investor.

Watch this free video to see EXACTLY how it works:

Does this describe your situation:

1) You want PASSIVE INCOME- Money you make while you sleep. You don't want to be managing anybody, fixing things, you just want to see checks going into your bank account.

2) You want a SAFE place to invest your money with KNOWN outcomes that beat stock market returns. 

3) You want to be able to have a big upside if the value goes up. 

4) You want to put to use your 401k on a REAL asset other than stocks, that yield over 10% cash on cash returns. (This can be done using a QRP Fund or Equity Trust Fund to self direct an IRA)

5) You want to receive TAX FREE MONEY. Because you can write off the depreciation of a real asset, you can have all of your returns TAX FREE. 

6) You don't want any personal risk associated with the investment. Because these are Fannie Mae loans they are what you call "non recourse" meaning there is no personal guarantee required or liability. 

7) You want the opportunity to potentially double your investment in 3-7 years. If this is you, you DEFINITELY want to watch the video above, and for opportunities on deals current, you can register as an investor at CFDLcapital.com.

We have a few more passive income investment positions open on this awesome deal in Nederland, TX.

Over 10% Cash on Cash returns. Over 75% of initial capital projected to be returned after year one.  8% preferred returns until capital is returned.

Reach out to me if you're interested and I'll sen d you the pro forma projections.

We have a few more passive income investment positions open on this awesome deal in Nederland, TX.

Over 10% Cash on Cash returns. Over 75% of initial capital projected to be returned after year one.  8% preferred returns until capital is returned.

Reach out to me if you're interested and I'll sen d you the pro forma projections.

If you want to play some real life monopoly and you're not sure where to start, watch this..

To REGISTER TO WATCH THIS FREE CASE STUDY, go to 1000DoorTribe.com

If you want to play some real life monopoly and you're not sure where to start, watch this..

To REGISTER TO WATCH THIS FREE CASE STUDY, go to 1000DoorTribe.com

@Matt Ward IRR is over 20%. This particular project is mostly based on the news that Chevron is building one of the biggest petrochemical refineries in the United States in Orange TX. This will be a 5 year project that will ad 9000 jobs to the area. Because we don't have a crystal ball and we don't know where the market will be longer than those 5 years, we plan on dispo in year 2 or 3. It was low 80% occupied when we got it under contract. Our thought was that all we needed to do was do some minor value ads and wait for the demand for housing to increase the occupancy. By the time we bought it, it was already over 90% and seeing some of the early contractors for Chevron start renting. So off to a good start.

I did an opportunity video about it a while back if you're curious to get more details of the project and how we sized it up.  

Hey @Erik W. great questions.  I too started with a focus on single family, and specialized in lease options and creative financing.  But as my knowledge and experienced increased, I realized I could scale my cashflow faster by going after bigger fish.

So your first question was about how did we get investors?  Sorry I wasn't more clear on this, but briefly, a big apartment deal is split up into two groups, the GP (General Partnership) and the LP (Limited Partnership).  The GP is responsible for sourcing, underwriting, finding investors, and sharing in the initial risk capital of due diligence expenses and earnest money deposits. In this deal, that amount was $125,000.  Those were the three GENERAL PARTNERS.

The rest of the investment 2.7 mil.... that was the LP.  These are strictly your passive income investors.  They had to put in a minimum of $100k for their share in the apartments equity.  We had a total of 16 investors in this deal apart from the limited partners who put in anywhere from 100k-300k.

You're right, the obvious answer is network.  And it's true.  My personal network comprised about 50% of the investors .  I have spent significant amount of time investing in my community here locally: I'm a member of Church groups, I play music for my kids school, I built an indoor sports arena in my community, started a real estate investment club, and also paid for speed of network by buying into various masterminds.

So, yes, the network helps.  But I also have a real estate coaching program.  I spend a good bit of time (and money) trying to reach new people and educate them on how to get started or get to the next level.  So we are marketing to people interested in real estate all the time and growing our list.  Occasionally, we partner with members of our community (that's where the 3 in the GP came from).  Most of the GP members have, like you said, $25k to $150k, and the ability to raise maybe 100k to 300k, but can't raise the entire nut themselves.  So when we partner with them, we will literally spend up to $25k in marketing on YouTube and Facebook to get people into our community and make them aware of investment opportunities, and make sure that the deal gets funded and ready to close.

The fund has to be setup the right way though.  There is a good bit of legal.  You can only take "accredited" investors, otherwise it is illegal to market an investment. One of those SEC rules where the government says, "you can only make money on great investments if you have money." So they have to have a net worth of a million dollars, OR make $200k a year OR $300k combined with spouse income.

Anyways...does that answer your question?

I wanted to share this step by step journey that we just went through to acquire this 150 unit apartment in Orange Texas: and the lessons learned at each step

1) We had to loose quite a bit of deals.  Found  a deal in Lafayette. Lost it. Found a deal in Lake Charles. Lost it. Found a deal in Orange around 62 units.  Lost it, but the broker liked us so he let us look at an off market deal down the road that was 150 units and in a better location.  Seller wanted 9 mil, and we negotiated it down to 8.5 million.

Lesson- It's a numbers game, and you only get the deal if you take action and play the game to increase your numbers.

2) To get a deal like this we needed a total of about $125,000 to cover the $85,000 earnest money deposit and the due diligence.  Instead of tapping into our own cash on hand, we formed a general partnership with 3 other investors, and for the rest of the expenses we utilized credit lines.

3) We had to raise 2.7 million in capital to close the deal which was somewhat stressful because if we did not raise that in 30 days, we would loose about 30k of our earnest money deposit.  I honestly was not sure we would be able to do it.  There's always that doubt and fear in the back of your mind no matter how many times you've done it. Lesson- no guts no glory and you never know until you try.  We raised all of the capital needed within 6 days and had a $700,000 waiting list for the investment.

4) To get investors, we structured it very favorable for them.  We did an 8% preferred return with a 65/35 split (65% to the passive income limited partners, and 35% to the general partners putting the deal together).  Lesson:  There is no better way to get investors than to ad a "pref" to your deal.  In other words, if you were to invest $100,000 and the pref was 8%, that means that BEFORE THE general partners make any money, the investors get a guaranteed $8000 a year.  Whatever the balance of the cashflow is after the pref is paid, is split 65/35.  The GP doesn't make money until the investor is taken care of first.

5) It got a little intense at the end because we did a CMBS loan. The bank was really dragging their feet. After 60 days the contract was null and void. And if we didn't close the deal, not only did we risk the $125,000 due diligence and earnest money, but we would have to pay wiring fees to return all of our investors capital if the seller held our feet to the fire on the contract. In reality, the seller wanted to sell so he would have extended it. But it was nerve racking nonetheless. We were worried because the apartment appraised at a quarter million more than what we had it under contract for. So there was a slight risk that he would want to end the contract and put it back on the market for a higher value. We literally closed and wired funds 5 minutes before the deadline. Lesson- I have no idea what that lesson was or how to prevent it in the future.  Sometimes things get uncomfortable for no apparent reason.

6) At the time of closing we were under budget on expenses and returned $125,000 in capital to all the investors (total) which made them and us ecstatic.  In the general partnership, we shared in a $180,000 acquisition fee, and if the occupancy stays where it is or higher, the general partnership will cashflow $8000 a month and the limited partners, around $25,000.  Lesson: I've spent more time on less lucrative real estate activity.  The day I stopped trying to play it small, I made more money with less effort.  The only difference in my small thinking and large thinking was knowledge of the process which was easy to acquire.

Boom! Onto the next one...hope you got value from this.

BOOM! 262 down and 738 apartments to go!

APPLY HERE TO JOIN THE 1000 DOOR PROJECT

I've come to believe that once you set a goal and start taking action everyday on it, seemingly impossible things start to become possible.

It wasn't long ago when I was working in a corporate job that I hated, and had nothing but overdraft fees in my bank account.

But after reaching close to rock bottom, I used real estate as a way to get out of the struggle, fulfilled a seemingly impossible dream to open up an indoor sports arena in my town, and find my dream home on the river with my wife and 5 boys.

And now I help others use real estate as a way to create time freedom, live a life of purpose, and serve others.

APPLY HERE

My name is Ryan Enk, and I'm on a mission: I call it the 1000 Door Project

In the next year, I want to buy 1000 more apartments, and i want to help as many people as possible do it on their own, or with me.

Over the past 6 months, my partner Preston and I have bought over 262 apartment units, and helped many other people with different experience levels do it as well.

In fact, at our "CashFlow Freedom LIVE" conference this year, we gave out 2 awards to people who replaced their job by real estate investing, and 24 members that got their first deal done with us and are on their way to having complete time freedom through real estate investing.

Time is running out, and we still have 738 apartments to buy to meet our goal.

If you want to be a part of this and you think you might be a good fit for our 1000 Door project, you can fill out the application below.

To see in detail how we've helped many others like you, the 6 milestones we help you reach to get your first deal under contract in 90 Days, and to see if you're a good fit for the program, fill out the short application below.
Thanks! 

I look forward to you possibly joining us on our journey to 1000 more doors this year!