Showing posts with label commercial real estate investing. Show all posts
Showing posts with label commercial real estate investing. Show all posts

Friday, September 4, 2015

Commercial Real Estate Investment

Marcus and Millichap Research Services has released a special report on market volatility and its impact on the future of commercial real estate investment:

Recent volatility reflects international uncertainty, not U.S. economic performance.
A side benefit of the volatility is that the Federal Reserve may delay rate increases, potentially supporting low mortgage rates awhile longer.
Broad-based economic momentum and commercial real estate performance are both exceptionally strong right now, and capital entering the commercial real estate market has risen accordingly.
See the full article here.


Happy Investing!

Thursday, July 15, 2010

High End Product in Low End Houses

I had a great visit with my friend Ricardo to go meet a Tacoma real estate investor named Walter Johnson yesterday. Walter has been investing in Tacoma real estate since 1997. Lots of investors I know are having success in this market, and I wanted to learn more about what they are doing.

Walter is finding properties in good middle-class neighborhoods in Tacoma that he buys for $40-50K. Many of them are in foreclosure. He then "re-faces" or "re-surfaces" them.

I'd never heard of that. That's because no one I know does what Walter does. Walter has an artist on his team, along with architects, engineers, in-house real estate agents. This artist used to work in high end "Street of Dreams" types of homes and won many awards for his work, before the market tanked. His work includes a very high end product which is inexpensive to produce, but looks like a million bucks.

It is ground-up granite mixed with (secret ingredients) that can be applied to any surface. It can be poured into a mold and used as window and door trim or base moulding. It can be thinned and applied as wall texture. It can be applied as faux brick or stone blocks, or used to build fireplace mantels.

Walt spends maybe $15,000 per house "re-surfacing" interiors and exteriors, and then resells it or keeps it as a rental. His costs have gone way down since discovering this product. Being this much below other commercial and residential listings has kept his business profitable and thriving.

And Walter explained to me the reasons to be optimistic about Tacoma: 3rd largest port in the country, a big military presence, and lots of money being pumped into casinos and related development by the Puyallup Tribe. It doesn't hurt that housing prices are so much lower than those in its big neighbor of Seattle.

Interesting model, interesting work. Good job, Walter!

Tuesday, April 13, 2010

SEC Exemption for Private Borrrowing

This 1962 release by the SEC is still the latest word on exemptions for investors looking for equity partners and/or private funds (be sure to note the comments for private investment clubs, which follows at the very end of this blog):

Nonpublic Offering Exemption
The Commission ...announced the issuance of a statement regarding the availability of the exemption from the registration requirements of section 5 of the Securities Act of 1933 afforded by the second clause of section 4(1)1 of the Act for "transactions by an issuer not involving any public offering," the so-called " private offering exemption." Traditionally, the second clause of section 4(1)1 has been regarded as providing an exemption from registration for bank loans, private placements of securities with institutions, and the promotion of a business venture by a few closely related persons. However, an increasing tendency to rely upon the exemption for offerings of speculative issues to unrelated and uninformed persons prompts this statement to point out the limitations on its availability.
Whether a transaction is one not involving any public offering is essentially a question of fact and necessitates a consideration of all surrounding circumstances, including such factors as the relationship between the offerees and the issuer, the nature, scope, size, type and manner of the offering.
The Supreme Court in S.E.C. v. Ralston Purina Co., 346 U.S. 119, 124, 125 (1953), noted that the exemption must be interpreted in the light of the statutory purpose to "protect investors by promoting full disclosure of information thought necessary to informed investment decisions" and held that "the applicability of section 4(1) should turn on whether the particular class of persons affected need the protection of the Act." The court stated that the number of offers is not conclusive as to the availability of the exemption, since the statute seems to apply to an offering "whether to few or many."2 However, the court indicated that "noting prevents the Commission, in enforcing the statute, from using some kind of numerical test in deciding when to investigate particular exemption claims." It should be emphasized, therefore, the at the number of persons to whom the offering is extended is relevant only to the question whether they have the requisite association with and knowledge of the issuer which make the exemption available.
Consideration must be given not only to the identity of the actual purchasers but also to the offerees. Negotiations or conversations with or general solicitations of an unrestricted and unrelated group of prospective purchasers for the purpose of ascertaining who would be willing to accept an offer of securities is inconsistent with a claim that the transaction does not involve a public offering even though ultimately there may only be a few knowledgeable purchasers.3
A question frequently arises in the context of an offering to an issuer's employees. Limitation of an offering to certain employees designated as key employees may not be a sufficient showing to qualify for the exemptions. As the Supreme Court stated in Ralston Purina case: "The exemption as we construe it, does not deprive corporate employees, as a class, of the safeguards of the Act. We agree that some employee offerings may come within section 4(a), e.g., one made to executive personnel who because of their position have access to the same kind of information that the Act would make available in the form of a registration statement. Absent such a showing of special circumstances, employees are just as much members of the investing "public" as any of their neighbors in the community." The Court's concept is that the exemption is necessarily narrow. The exemption does not become available simply because offerees are voluntarily furnished information about the issuer. Such a construction would give each issuer the choice of registering or making its own voluntary disclosures without regard to the standards and sanctions of the Act.
The sale of stock to promoters who take the initiative in founding or organizing the business would come within the exemption. On the other hand, the transaction tends to become public when the promoters begin to bring in a diverse group of uninformed friends, neighbors and associates.
The size of the offering may also raise questions as to the probability that the offering will be completed within the strict confines of the exemption. An offering of millions of dollars to non-institutional and non-affiliated investors or one divided, or convertible, into many units would suggest that a public offering may be involved.
When the services of an investment banker, or other facility through which public distributions are normally effected, are used to place the securities, special care must be taken to avoid a public offering. If the investment banker places the securities with discretionary accounts and other customers without regard to the ability of such customers to meet the tests implicit in the Ralston Purina case, the exemption may be lost. Public advertising of the offerings would, of course, be incompatible with a claim of a private offering. Similarly, the use of the facilities of a securities exchange to place the securities necessarily involves an offering to the public.
An important factor to be considered is whether the securities offered have come to rest in the hands of the initial informed group or whether the purchasers are merely conduits for a wider distribution. Persons who act in this capacity, whether or not engaged in the securities business, are deemed to be "underwriters" within the meaning of section 2(11) of the Act. If the purchasers do in fact acquire the securities with a view to public distribution, the sell assumes the risk of possible violation of the registration requirements of the Act and consequent civil liabilities.4 This has led to the practice whereby the issuer secures from the initial purchasers representations that they have acquired the securities for investment. Sometimes a legend to this effect is placed on the stock certificates and stop-transfer instructions issued to the transfer agent. However, a statement by the initial purchaser, at the time of his acquisition that the securities are taken for investment and not for distribution is necessarily self-serving and not conclusive as to his actual intent. Mere acceptance at face value of such assurances will not provide a basis for reliance on the exemption when inquiry would suggest to a reasonable person that these assurances are formal rather than real. The additional precautions of placing a legend on the securities and issuing stop-transfer orders have proved in many cases to be an effective means of preventing illegal distributions. Nevertheless, these are only precautions and are not to be regarded as a basis for exemption from registration. The nature of the purchaser's past investment and trading practices or the character and scope of his business may be inconsistent with the purchase of large blocks of securities for investment. In particular, purchases by persons engaged in the business of buying and selling securities require careful scrutiny for the purpose of determining whether such person may be acting as an underwriter for the issuer.
The view is occasionally expressed that, solely by reason of continued holding of a security for the six month capital-gain period specified in the income-tax laws, or for a year from the date of purchase, the security may be sold without registration. There is no statutory basis for such assumption. Of course, the longer the period of retention, the more persuasive would be the argument that the resale is not at variance with an original investment intent, but the length of time between acquisition and resale is merely one evidentiary fact to be considered. The weight to be accorded this evidentiary fact must, of necessity, vary with the circumstances of each case. Further, a limitation upon resale for a stated period of time or under certain circumstances would tend to raise a question as to original intent even though such limitation might otherwise recommend itself as a policing devise. There is no legal justification for the assumption that holding a security in an "investment account" rather than a "trading account," holding for a deferred sale, for a market rise, for sale if the market does not rise, or for a statutory escrow period, without more, establishes a valid basis for an exemption from registration under the Securities Act.5
An unforeseen change of circumstances since the date of purchase may be a basis for an opinion that the proposed resale is not inconsistent with an investment representation. However, such claim must be considered in the light of all of the relevant facts. Thus, an advance or decline in market price or a change in the issuer's operating results are normal investment risks and do not usually provide an acceptable basis for such claim of changed circumstances. Possible inability of the purchaser to pay off loans incurred in connection with the purchase of the stock would ordinarily not be deemed an unforeseeable change of circumstances. Further, in the case of securities pledged for a loan, the pledgee should not assume that he is free to distribute without registration. The Congressional mandate of disclosure to investors is not to be avoided to permit a public distribution of unregistered securities because the pledgee took the securities from a purchaser, subsequently delinquent.6
The view is sometimes expressed that investment companies and other institutional investors are not subject to any restrictions regarding disposition of securities stated to be taken for investment and that any securities so acquired may be sold by them whenever the investment decision to sell is made, no matter how brief the holding period. Institutional investors are, however, subject to the same restrictions on sale of securities acquired from an issuer or a person in a control relationship with an issuer insofar as compliance with the registration requirements of the Securities Act is concerned.
Integration of Offerings
A determination whether an offering is public or private would also include a consideration of the question whether it should be regarded as a part of a larger offering made or to be made. The following factors are relevant to such question of integration: whether (1) the different offerings are part of a single plan of financing, (2) the offerings involve issuance of the same class of security, (3) the offerings are made at or about the same time, (4) the same type of consideration is to be received, (5) the offerings are made for the general purpose.
What may appear to be a separate offering to a properly limited group will not be so considered if it is one of a related series of offerings. A person may not separate parts of a series of related transactions, the sum total of which is really one offering, and claim that a particular part is a nonpublic transaction. Thus, in the case of offerings of fractional undivided interests in separate oil or gas properties where the promoters must constantly find new participants for each new venture, it would appear to be appropriate to consider the entire series of offerings to determine the scope of this solicitation.
As has been emphasized in other releases discussing exemptions from the registration and prospectus requirements of the Securities Act, the terms of an exemption are to be strictly construed against the claimant who also has the burden of proving its availability.7 Moreover, persons receiving advise from the staff of the Commission that no action will be recommended if they proceed without registration in reliance upon the exemption should do so only with full realization that the tests so applied may not be proof against claims by purchasers of the security that registration should have been effected. Finally, sections 12(2) and 17 of the Act, which provide civil liabilities and criminal sanctions for fraud in the sale of a security, are applicable to the transactions notwithstanding the availability of an exemption from registration.
*Footnotes renumbered in 1986 reprint.
1
Second clause of section 4(1) is now section 4(2), as amended August 20, 1964.
2
See, also, Gilligan, Will & Co. v. S.E.C., 267 F. 2d 461, 467 (C.A. 2, 1959), cert. denied, 361 U.S. 896 (1960).
3
Reference is made to the so-called "investment clubs" which have been organized under claim of an exemption from the registration provisions of the Securities Act of 1933 as well as the Investment Company Act of 1940. It should not be assumed that so long as the investment club, which is an investment company within the meaning of the later Act, does not obtain more than 100 members, a public offering of its securities, namely the memberships, will not be involved. An investment company may be exempt from the provisions of the Investment Company Act if its securities are owned by no more than 100 persons and it is not making and does not presently propose to make a public offering of its securities (section 3(c)(1)). Both elements must be considered in determining whether the exemption is available.
4
See Release No. 33-4445.
5
See Release No. 33-3825 re The Crowell-Collier Publishing Company.
6
S.E.C. v. Guild Films Company, Inc. et al., 279 F. 2d 485 (C.A. 2, 1960), cert. denied sub nom. Santa Monica Bank v. S.E.C., 364 U.S. 819 (1960).
7
S.E.C. v. Sunbeam Gold Mining Co., 95 F. 2d 699, 701 (C.A. 9, 1938); Gilligan, Will & Co. v. S.E.C., 267 F. 2d 461, 466 (C.A. 2, 1959); S.E.C. v. Ralton Purina Co., 346 U.S. 119, 126 (1953); S.E.C. v. Culpepper et al., 270 F. 2d 241, 246 (C.A. 2, 1959).
http://www.sec.gov/rules/final/33-4552.htm

Thursday, March 25, 2010

So, You Want to be a Real Estate Investor?

How much time are you going to be able to devote to this real estate endeavor?

If you currently have a full time job, I would advise you to keep it—at least until your real estate business generates enough money to replace your current income. This is especially important in today’s constricted job market.

If you have a job with a good income, you should be able to qualify for a mortgage. Your job should provide you with funds to contribute to your retirement account, and perhaps to pool with another investor with whom you might like to partner. Many self-employed full-time investors are no longer able to get a mortgage on their stated income, or because they have already reached the limit on the number of properties they own.

Many of these investors use hard money or private funds, when they would be just as willing to take on a partner who can get a mortgage at today’s low interest rates. This option would expand the possibilities for exit strategies, perhaps turning a flip into a cash-flowing long-term hold. Network with them, if you are still working and still learning about real estate investment.

Did you know that you can self-direct your Investment Retirement Account (IRA) to invest in real estate, and not just stocks and bonds? Many people are unaware that they can do this. There are many fine IRA custodians like Equity Trust and facilitators like Bellevue-based Guidant Financial that can help you set up your account to do just that.

While a full-time employee may not have much time to devote to investing, he will likely have funds to invest. And that will provide incentive to partner with a more senior investor who is looking for funds or an equity partner. If you are simply looking for a passive investment with greater returns than you might earn on the rest of your investment portfolio, then lend money to an investor you trust with a consistent track record. Or partner with an experienced investor from whom you wish to learn.

In the process of lending money, you will receive paperwork that you may find yourself using later when you are looking for private lenders yourself! Look over their prospectus on investment, and ask questions about how they intend to generate profit. You will learn much about putting together a professional presentation, about buying criteria, marketing, and about potential exit strategies. One of the biggest mistakes new investors make is quitting their job too soon.

If you are in a real estate-related industry, you may never decide to quit your job, as this may be a good source for leads, referrals, commissions, financing or other resources.

However, if you are unemployed, retired or self-employed, you have the opportunity to dive into investing full time. Real estate investing is MORE than a full-time job, despite what some national gurus might have you believe. I guarantee you will not be sitting on a sunny beach sipping margaritas while your business works without you—at least not in your early years.

Investing is a discipline that requires hard work, education, consistency, systems, and persistence. Learn all you can, and surround yourself with people who are successful, positive, and believe in you. There will be plenty of obstacles, rejection and naysayers along the way. Make strong connections among your contacts at your local real estate investment association, because they will remind you that IT CAN BE DONE, and our members are out there doing it. And you can too! If you are willing to do your homework, and take action!

Sunday, March 21, 2010

Distressed Multifamily Apartments Wanted!

Home Land Investment Properties Inc. is seeking distressed multifamily properties and apartment complexes in the greater Seattle area. We prefer close-in neighborhoods of Green Lake, Ballard, Lake Union, Fremont, Eastlake, University District, Queen Anne, Madrona, Leschi, Central District, Madison, First Hill, Capitol Hill – basically from downtown Seattle up to Northgate.

Speciifically, we are seeking 5-25 unit multifamily properties, and mixed use properties with ground floor commercial and apartments above. We are looking for SERIOUS sellers and DISTRESSED properties, that are either below 90% occupancy or in need of significant rehabilitation. The seller may be retiring and looking for a quick sale, is tired of managing, or has poor management in place. Units may be outdated, and in need of major upgrades or repairs.

We are looking for properties with seller financing terms. We are looking for sellers willing to carry a 1st or 2nd mortgage, with a balloon payment after a minimum of five years. If this sounds like a good fit for you, please contact us at HomeLandInvestment@gmail.com