Finding deals can be tough in today’s real estate market, but one technique that works in every market is word of mouth marketing! In today’s show, Enrique Jevons shares his story of quitting a 21-year career to become his own boss and build a real estate empire. You’ll learn about finding deals, managing properties, getting your real estate license, and so much more!
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In This Episode We Cover:
- How Enrique got into real estate coming from the hotel industry
- How signing checks for the owner opened his mind
- The importance of buying properties at the right time and right price point
- How be obtained a 13-unit apartment complex as his first property
- What you should know about choosing between multi- and single-families
- How he found his first property despite being a newbie
- How to use a HELOC for investing
- His current portfolio of over 100 units
- Enrique’s experience managing 500+ units with his property management company
- How he became the “guy that closes deals”
- How to get leads through word of mouth marketing
- Where Enrique finds deals
- Tips on networking and meeting new investors
- How he finances his deals
- What you should know about presenting yourself to banks
- How he manages his business one problem at a time
- Thoughts on getting a real estate license
- Whether you should consider starting a property management business
- And SO much more!
Links from the Show
Books Mentioned in this Show
- Rich Dad Poor Dad by Robert Kiyosaki
- The Book on Real Estate Investing with No Money Down by Brandon Turner
Tweetable Topics:
- “Get as many units as you possibly can under one roof.” (Tweet This!)
Connect with Enrique
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28 Comments
Thanks so much for listening. I had a question this morning on my mention of my Home Equity Line of Credit, so I thought I’d post that answer here.
You can take out a HELOC on both your personal residence and your rental properties. The interest rate on your personal residence will always be lower, about 1 point in my experience than on 1-4 unit rental properties, and 2 points less than a HELOC on a 5+ property.
Most people have a traditional mortgage already on their primary residence, and will then obtain a HELOC on the remaining equity of that residence. For example, if you have a mortgage for 80% of your homes value, you can then get a HELOC on the remaining 20% in equity. In my case, I do not have a traditional mortgage, I only have a HELOC. So, it’s called a HELOC in the first position by the bankers. It is a 2.5% interest only loan for up to 80% of the value of my home. This means the principal is never being payed back. I am only paying the monthly interest on however much I of the HELOC I am using on any given month.
For me it’s a way of paying a very low interest rate on only the money I need at any given time. Check with a loan officer at the smallest bank in your town to see if they offer HELOC’s. I highly recommend them due to their low rates. Have fun investing!
Enrique – I really enjoyed your podcast and learned some great new finance tools – thank you! Congrats on your success!
Can you please clarify how the HELOC is used in first position on your primary residence. The way I understand it is that your primary mortgage is paid off so you own your home free and clear, and you’re using up to 80% of the equity in form of a HELOC for financing other properties. Is this correct?
Thank you Carolyn.
You’re correct. I do not have a traditional mortgage on my primary residence. I only have the HELOC on it. My HELOC is good for up to 80% of the value of my home, which is up to $412,000 at 2.5%. So, I can buy properties up to $412,000 by writing a check from my line of credit. I can then rehab, raise rents, and seek out a permanent loan for property and use that money to pay off my HELOC. The BRRRR method Brandon talks about.
Wow, I’ve never heard of an interest-only HELOC. I have a HELOC at 1.99% (promotional rate at my credit union), but they make me pay a minimum of 0.75% of the balance every month, which equates to 22% interest and 78% principal I believe. Every other HELOC I’ve seen so far are like that too. I guess I need to find more banks and do more research.
Would love to talk to you more about the banks you’re using the next time we see each other 🙂
Thanks Enrique for a very entertaining show. Fascinating the way you are able to scale. Question about entities: do you only have one LLC? Other entitities?
Thank you Jeff.
I have Jevons Properties LLC and two dba’s. One dba is Jevons Property Management and the other is Yakima Valley Real Estate. I have 5 real estate agents working for me under Yakima Valley Real Estate, and 5 full time administrative staff working under Jevons Property Management along with 2 virtual assistants. I kept just one LLC for everything in order to keep some of my overhead down, such as insurance.
I understand the rationale for operating your business under single LLC to minimize the business insurance etc. But how do you hold your rentals? Each one as an LLC for liability isolation? Or do you have those held by a master company?
I started out holding all my rentals under my LLC. But, I then ran into the difficulty of superior court in WA State requiring either an owner on title representing themselves in court or having an attorney represent the LLC. I tried to represent my LLC in court, but they said I could not, even though it is a single member LLC.
So, I spoke to my attorney about it, and he recommended changing the titles over to my personal name and just making sure I am well covered by my insurance, both business and personal. He also told me it is becoming much easier for challenging attorney’s to “pierce” an LLC and sue the managing members of the LLC personally.
Great show! Really enjoyed this one, and yall finally convinced me to go ‘public’ with my real estate. I shared on facebook.
Thanks for encouraging me to build my business network!
Awesome. It’s been a fun, well worth while venture for me, so I highly recommend it.
Great thoughts on LLCs. Most large companies are just that, a large company, one corporation.
Are your companies multi-member? That is supposed to help.
Live in Portland and have about 50k in a Roth. Do you you think it would make sense to buy in your area and have you manage it?
Yes, I’ve heard having multiple members in an LLC helps prevent piercing of it, but it’s just me in my case. Besides being very cautious to make sure I am not sued, I have a 2 million dollar insurance policy on both my business and myself personally. I also have umbrella policies on both myself and my business. So, hopefully my maximum exposure is my $5,000 deductible.
I definitely think looking into a self-directed IRA is worthwhile. But, there are a lot of IRS rules involved, and I’m not an expert on that. I do know all IRAs must be held by a custodial entity such as a bank, credit union, trust company or an entity that is licensed and regulated by the IRS as a “non-bank custodian.” If it’s possible to have me as the management company for such custodian, then I’d be happy to do that.
very informative podcast Enrique, thank you. My girlfriend rents from a property you manage (the new town homes off 72nd) so when I saw the podcast advertised on this site it piqued my interest.
That’s great. I hope she likes the new townhome.
Great Podcast, gleaned lots of good tips, Enrique.
What were you going to say about the /live in/ PMs?
I think that was the more important answer to the question, “Do you hire a property manager if you’re house hacking?,” before Josh and Brandon interrupted you. 😉
Thanks, Carl
Thanks for asking Carl.
I was going to say that I have had a lot of experience with live in on-site managers. They always start out good, but over time they become irritated when tenants frequently coming to them with questions, and they get slower and slower in keeping the place clean and well maintained. Other tenants in the apartment complex then either love or hate the on-site manager, and start coming to me to complain about the manager.
Instead, in my larger apartment complexes and some of my lower income neighborhood apartment complexes, I use a uniformed security guard company to do nightly patrols. Currently, I am using one that only charges me $200 a month per apartment complex for 3 visits every evening. They are great at handling noise complaints, making sure no one is tagging the place with graffiti, drinking in public, making sure the laundry rooms are locked, etc. Cheaper than an on-site manager, and the tenants feel much safer with a uniformed guard patrolling.
Great podcast as always guys! Always nice to hear the background and growth of someone’s business you aspire to emulate.
Brandon – I took your Facebook Challenge and posted on my page my intent to acquire more properties. I already have gotten two texts from friends who know people looking to sell…not necessarily good deals, but worth getting my name and intent out there to my network.
Great show!!! And I love the new BP android app!!!!
Enrique – Great podcast and congrats on your success!
One question I had for you is when you reach out to Agents to seek “pocket listings” for purchases, do you represent yourselves (since you are an Active Broker) or do you have the Agent represent both sides?
Thanks Andy.
If I represent myself or another person, then I expect a commission whether it is a pocket listing or not. Same as if I have a pocket listing myself. I’ll negotiate a commission with the seller to represent the seller. If I bring in the an unrepresented buyer, then I’ll pick up both sides of the commission to represent both parties. Usually if it’s a pocket listing the commission will be less than an MLS listed property, as there was no advertising or other money spent on it.
Facebook Challenge!
Brandon, I did the Facebook Challenge, but in reverse. I’m trying to find off-market buyers for the properties I’m getting ready to list (to avoid the extra hassle/fees of putting it on the MLS). Does that count? 🙂
I did the Facebook Challenge, now I am waiting to see if I get any responses.
Thanks for the great podcast. I am originally from the Yakima Valley and previously owned a 14 plex in Yakima. It’s nice to hear your success story!
Very cool. Thanks.
Great Podcast. Thanks.
I really enjoyed the podcast! I feel really inspired. De verdad distrute el podcast! Me inspiro mucho.
Brandon, I did the facebook challenge too! I would love to win your new book!
All the best, guys- todo lo mejor,
Calah
Thanks so much Calah. I’m glad you liked the podcast. I had a wonderful time doing it.