Over the years people have asked me to summarize how to become a successful real estate investor and are usually sorely disappointed to find out that I cannot stuff all of these "secret strategies" inside one short paragraph, or on the back of a Chinese fortune for that matter.
But I can give you some overall strategies that will clearly pinpoint how to become a successful cash flowing real estate entrepreneur. Five to be exact.
Here they are...
#1. Decide on some type of Passive Income Asset that can keep giving you a positive cash flow month after month, year after year. This means narrowing down your type of what we call an "asset class" down to something that can give you this type of income. This also means avoiding those other pesky types of real estate investing opportunities that I put into the Aggressive Income category such as flipping property because this robs you of (a) long-term cash flow, and (b) valuable tax write-off benefits. I recommend investors new to the Passive Income game to think about and seriously consider residential-commercial acquisitions, namely apartment building investing or mobile home park (MHP) investing since this type of investing can give substantial monthly cash flows while helping you weather through recessions unlike other types of Passive Income Assets such as office space or industrial/warehouse properties.
#2. Find your ideal "farming area" or area in which you will be building your real estate "empire." This will be ONE area only and CAN be 1,000+ miles away from where you live. (I'll explain in a minute why you don't have to be anywhere near your assets.) Most newbie real estate investors start local to where they live. This is natural because they want to see the properties and have more of a hands-on approach to their property management. Plus, since most newbie investors get involved in flipping, they kind of need to be local to the property if they're going to do minor or extensive rehabbing on the property. Since you're getting involved in Passive Income Assets, you don't need to be in the same city in which you will invest. This gives you the freedom to literally go anywhere in the country to invest. I originally discovered this freedom back in 2001 when I realized that investing in my tri-county area (Los Angeles, San Bernardino and Riverside Counties) were just not that profitable. And forget about venturing down to Orange County or up to Ventura County where properties were ultra-expensive, giving no cash flow even if I were to give up 50% cash down to secure the deal. This is when I started investing on the gulf side of Florida then expanding upwards through the middle portion of the state...until I ended up in Georgia where some of my most profitable deals have come to fruition. You have to go where the cash flow is. Plain and simple. It's smart and definitely a manageable strategy IF you know how to pull it off.
#3. Getting the money and financing for your deals is quite possibly the most challenging aspect of real estate investing, especially for new investors who don't have any contacts or access to private investors. This is the secret to breaking into the business: getting the financing, getting the credit, getting the loans, and getting these fiscal resources together. Many people don't realize that they have access to more resources and contacts than they know. Others just need some doors opened up for them to get them started. The ideal way to acquire a cash flowing property deal is to have the 20% cash down and to have decent credit (700+ FICO) to be able to get approval for the mortgage financing. This is why I have extensively taught my Aggressive Income Strategies throughout this entire year (to this point) because it has allowed my students to raise this cash to get involved in these deals. But even I don't like using my own money for deals if I can help it. And that's when the benefits of understanding the art of raising capital becomes extremely valuable. For my students who think raising capital is hard, think again. It's much easier than you think once you understand the simple steps behind it that are required.
#4. Create or find a good management company to manage your out-of-state assets. This is HOW you're able to invest anywhere. You have somebody else doing it for you whether it's your own management company that you created or a management service. Many of my newbie students freak out when I tell them to buy property out of state. They're first questions are about looking at the properties and managing them. Okay, so you will have to get on a plane here and there to look at and acquire your properties. (Most escrow and closings can be done via FedEx.) You'll want to look at, say, 12 to 15 properties at a time when you fly out until you quickly realize that, since this game is all about the cash flow, looking at properties becomes a complete waste of time. (You have contractors and property inspectors who are professionals in their field look at these properties since, chances are, you are not an expert in state building codes in the state you will be acquiring properties nor are you an expert on determining if there is structural viability to the properties you are viewing...nor are you an expert in the neighborhoods in which the properties are located. It takes a few trips to your farming area to realize that you really do have to rely on EXPERTS to do this work for you and that you looking at properties yourself really does nothing valuable in the process at all.)
#5. Understand the reality on what it takes to get rich in cash flowing investments. BUY AND HOLD FOREVER. Yes, that's right. Buy the property and hang onto it until you're 6 fee under and it doesn't matter to you anymore. You only need a handful of small apartment buildings to get rich. Between 5 and 10 properties is all you need to be set for life. Rents typically will DOUBLE in most areas of the country every 15 to 18 years. And by flowing more of your profits back into each property by paying down the principle of each mortgage, you'll be able to pay each property off within 10 years. Imagine your cash flow in 15 years with doubled rents and no mortgage! Exactly. THIS is why you never let those properties go. Not ever!
I'll be talking about my MOST CUTTING EDGE real estate investing strategies INCLUDING 3 partnership opportunities in my upcoming Underground Secret Event on March 8th, 9th, and 10th in Los Angeles. I'll also, for the first time ever, be talking about my SECRET BUSINESS that will knock your socks off.
AND, I'll be sharing with you an absolutely incredible game-changing strategy when it comes to getting ENDLESS amounts of partnership cash for your deals. This is something I've NEVER revealed before and I'll be talking about this on the very first day which I'm calling my Wealth Discovery Day (on March 8th, only for Gold and Platinum VIP attendees).
I'm doing a NEVER-to-be-repeated EVER Thanksgiving deal on this upcoming event that will allow you to LOCK IN YOUR SPOT and your incredible "Monica-Definitely-Went-Crazy!" pricing deal with only $100.
CLICK HERE to listen to a short audio seminar talking ALL ABOUT this VERY RARE event!
Time to start investing now! After all, if you don't start now then when will you...?
Many of you know that I've been working on other projects, namely writing a (future) bestselling book. It's a big project and it's something I need to focus 100% on between now and at least the first half of 2019.
This means that I'm not able to be as active as a middle-man between my students (including you) and my investors. So, I'm going to have to leave it TO YOU to contact these investors DIRECTLY.
So, yes, I want to give you my DIRECT CONTACT LIST of investors who are looking for deals to do partnerships with.
And they have their pens ready to write checks for sizable down payments on some of the real estate deals and projects you are looking at right now.
These opportunities -- the ones to work DIRECTLY with a specific investor partner of mine -- DO NOT come along very often.
In fact, I can count on ONE HAND how many times I've allowed DIRECT ACCESS to any given investor partner of mine.
This is one of those RARE opportunities...where you can have DIRECT access to an investor partner who can:
1) Fund the down payment of the deal.
2) Offer credit (to get a mortgage and rehab money, if needed).
3) Offer a management resume and investment portfolio (since most lenders require this in today's day and age).
4) Offer a VOD (Verification of Deposit) that will go with your offer.
5) And be willing to SPLIT the deal an EVEN 50/50 of the gained equity and monthly cash flow.
Quite honestly, this is the VERY BEST partnership opportunity I've EVER offered my students before.
And, sadly, it's ending tomorrow. Once this ends, you WILL NOT be able to access this investor EVER AGAIN.
No exceptions.
CLICK HERE to find out how to work with this amazing guy who I've known for many years now...and who's made several of my students millionaires.
Remember, this opportunity ENDS TOMORROW and will NEVER be offered again.
I have an investor that wants to work with you ASAP.
But...he's looking for SPECIFIC types of properties.
CLICK HERE and I'll tell you all about what he's looking for.
This investor is unique because he is willing to split 50/50 on the vast majority of these deals that he'll be working with you on.
Why is this unique?
Because almost all of my investors will take AT LEAST 67% of the gained equity AND the cash flow of the deals that they will fund the down payments for.
Some investors even take 75% of the gained equity and cash flow.
THIS investor usually (but not always) will take HALF while giving YOU the other half of the gained equity and cash flow of each deal that you partner in on with him.
When I was 14 years old, I aspired to become a bodybuilder. I remember idolizing the likes of bodybuilders of the time, like Cory Everson, Bev Francis and Rachel McLish.
Then I got a shoulder injury at some point when I was in high school. It was my right rotary cuff (thanks to not warming up enough one morning); still to this day it bothers me, especially when it's cold outside.
Fast forward 30 years later and I decided to get back into weight training. No, I'm not going out to place in the Arnold Classic but I really like having a toned body. And realistically, there's only so far that yoga can take me.
I began building a home gym out of a spare bedroom that I used to use as a home office. As I was setting everything up, I realized that it was 30 years ago -- almost to the DAY -- that I would have only DREAMED of having such a set up to work out in.
And now I have it.
I have that...and so much more!
In fact, I can have anything and everything I want because I'm 100% financially free. And it's due to ONE thing: REAL ESTATE.
But not just ANY kind of real estate. Buy-and-hold assets is where the money is at.
Right now, there's only ONE type of real estate investing you should be considering...at least between now and through the first quarter of 2019. CLICK HERE to find out what I'm talking about.
Listen, you can either get out there and start moving in the real world of investing. Or you can just start listing off some New Year's Resolutions for January 1st which, as we BOTH know, is just a list that gets thrown in a drawer, never to manifest into anything real.
I decided that I wanted to get my gym up and running. And when I'm done with 2 upcoming business/pleasure trips through the next few weeks, I'm going to start on a solid 5-week workout regimen so that I can have gained a strong foothold into my fitness goals BEFORE January 1st.
After all, why wait??
And I strongly recommend you do the same.
What is the benefit of kicking your goals and dreams into next year, just to find yourself in this very point next year -- post-Halloween, pre-Thanksgiving...thinking about starting again on January 1st -- and never gaining any traction toward your financial goals.
STOP IT! Stop the insanity NOW!
CLICK HERE because I have something quite extraordinary for you. And this will separate the doers from the tire-kickers.
I know I have. The economy has cooled off in the major metropolitan areas of the country.
I've been noticing this shift for a couple of years now but, over the last couple of months, it seems to have gotten ICE COLD as far as I can tell.
It reminds me of being on a roller coaster when there's that pause when you reach the top, right before the coaster goes careening down at a super fast speed. This is the point when your heart is beating out of your chest in anticipation. And that's the precise moment we're at RIGHT NOW...at that "pause" at the top, before we come crashing down.
So, what do you do now? Do you just watch and wait? What's the right answer in dealing with our upcoming recession?
There IS a little-known real estate profit opportunity that you may not have considered to this point. In fact, I talk about it at great length in a brief audio seminar that I have prepared just for you.
CLICK HERE to access that audio seminar now! I think the opportunity in real estate will surprise you a little!
If you want to PROFIT from this upcoming recession, you MUST change up the game a little. This requires moving into a completely new type of real estate investing, at least for a short while.
P.S. I'm now beginning to accept 2019 Apprenticeship applications. CLICK HERE to download a packet if you're interest in becoming part of this highly exclusive group.
I've been a wealth trainer for more than 15 years and I've found that there is a COMMON THREAD among every student of mine who never becomes successful.
What is that COMMON THREAD?
Not enough attention to the details and NO FOLLOW-THROUGH.
Many of the students I work with believe that they will read one of my books and suddenly they are "schooled" enough in being able to buy a multi-million-dollar real estate asset. They're not even willing to attend a seminar, mentorship group, or study my course materials yet they believe they're rippin' ready to jump into buying that first property.
Then...in the 11th hour, they back out. Some will get just inches from the finish line and they drop out of the game, detoured by fear (mostly because they didn't go deep enough in the learning process to understand what to do next), and then they recess into the mediocre life of what's always been. Never to become successful with anything.
I hope that does NOT include you. It probably doesn't because most of my students understand the value of learning everything they can before jumping into the big, bad world of real estate investing.
With that said, I have something VERY IMPORTANT to tell you about the rapid changes in our real estate market. You absolutely MUST listen to a short audio seminar that I have prepared for you. CLICK HERE to listen to it now. In fact, I highly recommend that you STOP all investing activity including looking for properties until you listen to this somewhat shocking new direction that I'd like to see you pursue for maximum cash flow potential.
CLICK HERE to find out what this is all about RIGHT NOW!
I have a few students making anywhere from $180,000 to over $350,000 per year as bird dogs as I mentioned to you before.
Stanley K. has been a student of mine since around late 2015 when he first got started. And he initially wanted to invest in multi-family property deals.
But...
Realized that he didn't want to go the 0% down route because the area he was farming in wouldn't allow for any cash flow on the deals he was looking at unless he put at least 20% down.
This is when he decided in 2016 to become a bird-dog. It was a rocky start at first, mostly because he didn't have the confidence in himself to do this.
"I think I was just telling myself that it wasn't possible," he later told me. "So after I got your course and went through your mentorship group on bird-dogging, I kind of threw it on the back burner. And that was a mistake."
This is the very same "replay" conversation I have with many of my successful students who will start the process by getting the education from me, then they'll throw it on the back-burner because they lack the confidence in doing this or life gets in the way somehow. Then my smart students will go back to it, go through the materials again, and will begin to implement it, throwing their fears aside in kind of a "what-the-hell-let's-do-this-and-see-what-happens" moment.
And for those students, many times they'll hit the jackpot in a big way!
In 2016, Stanley made a little over $36,000 since he started late that year. But in 2017 he made a staggering $213,000.
So, I had to ask him...Why the big jump from $36,000 to $213,000.
Stanley had this to say about it: "I didn't actually do my first deal until right after summer ended in 2016 because it took me that long to convince myself that I could do this. Then in 2017, all I did was work on deals. I kept my full-time job until I hit the $100,000 mark then I quit. And that happened in May of last year."
I further asked him EXACTLY how he works with investors and he said, "I just did everything you said to do about finding investors in the course and mentorship group that you did. It's was all there. I just had to finally get off sitting on my hands to start doing it."
Well said!
And my final question to him was what he was on track for THIS year. He said he's ALREADY SURPASSED the $213,000 he made last year BUT...he's going to take the last 3 months off this year (October 1st through December 31st) so he's guessing that he'll "only" clear just over $325,000 for 2018.
Still...not bad! CLICK HERE to read a quick report on exactly how Stanley and many other have been able to take advantage of this opportunity.
And, oh...
Here's the best part.
I have investors looking for deals right now and I want to connect you DIRECTLY to those investors ASAP. Including working directly with my star student, Andrew Shaw.
CLICK HERE right now to find out how to become a part of this.
I've had some of you sending me emails about how profitable bird-dogging works. Even some of you sending me deals without having the correct credentials to do so.
So, here is a little bit of a break-down on how this whole bird-dog or property scout thing works:
By definition, a bird-dog is someone who goes out to locate properties (mostly unlisted "pocket" listings) to hand over to an investors. And the bird-dog gets paid 1 of 2 ways:
Way #1: Getting a "referral fee" from the end-buyer, typically up to 3% of the final purchase price; this is generally paid at the close of escrow, sometimes before.
Way #2: Flipping the property -- through "paper reassignment" OR by buying then reselling the property to an investor -- at a higher price. For paper reassignment, this flip is done within 30 days usually. But for flipping, especially when using our sources for "extended transactional funding" PLUS our other money guy who can get you CASH FOR DEALS, you can flip your property in anywhere from a few days to upwards of a year. This means taking possession of the property, doing minor cosmetic upgrades (to get top dollar), filling vacancies, and THEN reselling the deal as a "turnkey investment" to hot investors.
Way #2 is the preferred and more profitable way in doing this business. This is how you will be able to make upwards of $150,000 to even much more than that each and every year doing this with only one or two deals per year.
Question/Concern #1: "I live in Southern California (or a place where properties are over-priced with low CAP rates and no inventory...so fill in the blanks on any other place that matches this). If I have to live near the property deals, I can't do deals as a bird-dog, right?"
Answer: WRONG! If you do Way #1 as outlined above, you can live anywhere and find deals far, far away from where you live. It doesn't matter where the deals are because you're getting a referral fee for finding the deal. Now, if you plan on flipping properties WITH doing rehab of ANY kind then it's helpful to be near the property to help orchestrate such deals. But...is it necessary to live in the same area still? Nope. Even when doing minor rehab you don't have to live in the same area of the property deal unless you plan on doing the rehab yourself which isn't recommended anyway.
Question/Concern #2: "Can't I just send you a deal and get paid a bird-dog fee without being part of your Bird-Dog Bonanza & Opportunity System with the Opportunity Card? If so, I'd like to send you this link from Loopnet on a deal I just found for you and you can send me a referral fee for it!"
Answer: No, NO...and F*** NO!! You cannot just simply send me a deal -- ESPECIALLY a freaking Loopnet or other online MLS listing -- and expect me to pay you for it. It's like you knowing that I'm in the market for a new car so you send me a link to my local dealership that you found online. And expect to get paid for it. That's just not how things happen in the real world, Bubba. This is the main reason that I REQUIRE my students to get the Bird-Dog Bonanza & Opportunity System. It's so you UNDERSTAND HOW TO DO THE BUSINESS without wasting either my or my investors' time. So you can actually get deals through our system and accepted so you DO get paid. And this is why only my Apprenticeship, Viper Wealth and Bird-Dog Bonanza students are ONLY allowed to submit deals; all of these groups of students understand how the process works, understand the deals we are looking for, and understand how to submit the deals. Without this basic understanding, you won't get anything accepted.
And as a SECOND note to the stupidity surrounding that question/comment, why would I pay you to send me a Loopnet lead when either myself OR my investors can find such a deal ON THEIR OWN without your keyboard and mouse-clicking wizardry to "help out" in the process of finding deals. There is nothing unique or special about being able to use your computer and internet connection to go to Loopnet.com or CityFeet.com to find deals. Sorry. But nobody deserves to be paid anything for sending an email with a Loopnet.com lead in it. And anyone who does needs their head examined for severe damage.
Listen, in MOST areas of the country real estate inventory on the commercial level is VERY LOW. So investors working their tight-niche areas already know EVERY PROPERTY listed on the MLS in their immediate property farming area. And in many instances -- myself included -- us investors know each property by heart including property address, amount of units, unit mix, and occupancy level for each property listed on the MLS in our farming areas. So...needless to say, you're not going to be bringing anything mind-blowing to the table if you tell me or my investors, "Hey, look at what I found on Loopnet.com." Guess what? We already beat you to it the second that property hit the MLS so you're not doing us any favors by doing the "heavy lifting" with your fingers on the keyboard.
You must bring something else to the table. Something better.
And here's how you're going to do that:
I have some incredible ways of finding deals that ARE NOT on the online MLS. And since the market is so tight -- meaning that inventory in most areas of the country is very hard to come by -- this will make you in VERY HIGH DEMAND as a prolific and successful bird-dog because YOU will know EXACTLY HOW to find deals while everybody else -- investors especially -- are scrounging around looking for deals day in and day out.
CLICK HERE and I'll explain how the rest of this process works and how you can become a bird-dog for my investors ASAP!
See you at the top!
Your mentor,
Monica MainI've had some of you sending me emails about how profitable bird-dogging works. Even some of you sending me deals without having the correct credentials to do so.
So, here is a little bit of a break-down on how this whole bird-dog or property scout thing works:
By definition, a bird-dog is someone who goes out to locate properties (mostly unlisted "pocket" listings) to hand over to an investors. And the bird-dog gets paid 1 of 2 ways:
Way #1: Getting a "referral fee" from the end-buyer, typically up to 3% of the final purchase price; this is generally paid at the close of escrow, sometimes before.
Way #2: Flipping the property -- through "paper reassignment" OR by buying then reselling the property to an investor -- at a higher price. For paper reassignment, this flip is done within 30 days usually. But for flipping, especially when using our sources for "extended transactional funding" PLUS our other money guy who can get you CASH FOR DEALS, you can flip your property in anywhere from a few days to upwards of a year. This means taking possession of the property, doing minor cosmetic upgrades (to get top dollar), filling vacancies, and THEN reselling the deal as a "turnkey investment" to hot investors.
Way #2 is the preferred and more profitable way in doing this business. This is how you will be able to make upwards of $150,000 to even much more than that each and every year doing this with only one or two deals per year.
Question/Concern #1: "I live in Southern California (or a place where properties are over-priced with low CAP rates and no inventory...so fill in the blanks on any other place that matches this). If I have to live near the property deals, I can't do deals as a bird-dog, right?"
Answer: WRONG! If you do Way #1 as outlined above, you can live anywhere and find deals far, far away from where you live. It doesn't matter where the deals are because you're getting a referral fee for finding the deal. Now, if you plan on flipping properties WITH doing rehab of ANY kind then it's helpful to be near the property to help orchestrate such deals. But...is it necessary to live in the same area still? Nope. Even when doing minor rehab you don't have to live in the same area of the property deal unless you plan on doing the rehab yourself which isn't recommended anyway.
Question/Concern #2: "Can't I just send you a deal and get paid a bird-dog fee without being part of your Bird-Dog Bonanza & Opportunity System with the Opportunity Card? If so, I'd like to send you this link from Loopnet on a deal I just found for you and you can send me a referral fee for it!"
Answer: No, NO...and F*** NO!! You cannot just simply send me a deal -- ESPECIALLY a freaking Loopnet or other online MLS listing -- and expect me to pay you for it. It's like you knowing that I'm in the market for a new car so you send me a link to my local dealership that you found online. And expect to get paid for it. That's just not how things happen in the real world, Bubba. This is the main reason that I REQUIRE my students to get the Bird-Dog Bonanza & Opportunity System. It's so you UNDERSTAND HOW TO DO THE BUSINESS without wasting either my or my investors' time. So you can actually get deals through our system and accepted so you DO get paid. And this is why only my Apprenticeship, Viper Wealth and Bird-Dog Bonanza students are ONLY allowed to submit deals; all of these groups of students understand how the process works, understand the deals we are looking for, and understand how to submit the deals. Without this basic understanding, you won't get anything accepted.
And as a SECOND note to the stupidity surrounding that question/comment, why would I pay you to send me a Loopnet lead when either myself OR my investors can find such a deal ON THEIR OWN without your keyboard and mouse-clicking wizardry to "help out" in the process of finding deals. There is nothing unique or special about being able to use your computer and internet connection to go to Loopnet.com or CityFeet.com to find deals. Sorry. But nobody deserves to be paid anything for sending an email with a Loopnet.com lead in it. And anyone who does needs their head examined for severe damage.
Listen, in MOST areas of the country real estate inventory on the commercial level is VERY LOW. So investors working their tight-niche areas already know EVERY PROPERTY listed on the MLS in their immediate property farming area. And in many instances -- myself included -- us investors know each property by heart including property address, amount of units, unit mix, and occupancy level for each property listed on the MLS in our farming areas. So...needless to say, you're not going to be bringing anything mind-blowing to the table if you tell me or my investors, "Hey, look at what I found on Loopnet.com." Guess what? We already beat you to it the second that property hit the MLS so you're not doing us any favors by doing the "heavy lifting" with your fingers on the keyboard.
You must bring something else to the table. Something better.
And here's how you're going to do that:
I have some incredible ways of finding deals that ARE NOT on the online MLS. And since the market is so tight -- meaning that inventory in most areas of the country is very hard to come by -- this will make you in VERY HIGH DEMAND as a prolific and successful bird-dog because YOU will know EXACTLY HOW to find deals while everybody else -- investors especially -- are scrounging around looking for deals day in and day out.
CLICK HERE and I'll explain how the rest of this process works and how you can become a bird-dog for my investors ASAP!
