Tips For Investors That Want To Invest Out Of Their Area

Tips For Investors That Want To Invest Out Of Their Area

Many Investors feel they can expand their portfolio by acquiring assets out of the area they are currently operating. There are numerous reasons for this (higher rates of return in secondary markets, better tax benefits, etc…). Now, this may be true but it can also be a good way to lose your investment. I have experienced both wins and losses from investing in other areas and I had some tough lessons to learn that I will pass on to you. I will say that many of the assets we have acquired out of the area were also owned by other absentee owners and these assets were being sold because they were not profitable for the past ownership, the management companies had run these assets into the ground and were taking revenue that was not rightfully theirs.

1)          Find a reputable property management company and due your due diligence, lots of references and check their online reviews.

2)          Be sure you have a good accountant that can watch over the books every month, know where every penny is going and that all reconciliations have been done.

3)            Make sure you are aware of all of the local and state laws that may be different in the new area.

4)           Be aware of insider tips for reducing expenses (i.e.: hiring local specialist that can appeal taxes, utility costs, etc…)

5)            Before buying out of your area be sure to budget regular visits to your investments (I am currently on a plane from Los Angeles to Dallas to check on one of ours).

6)            I recommend that some of your visits are surprise visits, not every one of them, as you don’t want your property management team to think that you don’t trust them, but do make a few.

7)            When you show up at your property have a specific plan and what you want to see while you are there, tour the property and makes notes so on your next inspection you can refer to them.

8)            Talk to your tenants, ask them how they feel the management team is doing.

9)            Take the time to get to know your management team, take them to lunch and know as much about them as you can.

10)            Go to the surrounding properties and introduce yourself as the owner and make sure they have your contact information in case of any emergencies, or maybe they may want to sell at a later date and you’ll have an opportunity to expand your portfolio.

11)            Conduct team meeting and discuss how the property is functioning with the team, what can they be doing better or should there be changes.

12)          Daily reports are a must; short form is OK but just be sure it includes the information you need.

 A good property management company can make your investment work very well for you, just be sure you remember to treat your property like it’s your business…because it is your business!

Experts Weigh-in on the Potential Future of WeWork

Company WeWork has officially pulled their IPO offering – Now Commercial Real Estate Experts Weigh-in on the Future of WeWork as they prepare to lay off thousands of employees.

The parent company of WeWork, The We Company, will file to withdraw its public offering with the Securities and Exchange Commission, the company announced on Monday.

Lots of questions about the future of the IPO when the company moved to delay an investor roadshow. Shortly after, then CEO Adam Neumann, resigned as the company’s leader.

With the latest moves, the future of WeWork continues to grow.

With over 31 years of real estate experience, Chief Executive Officer George Pino of Commercial Brokers International says the company is just months away from closing their doors for good.

“WeWork as a company and a brand is currently in a position that will define its existence in the next few months. One of the main attractions of WeWork to the investment community has been their tremendous growth. With their recent plan to cease new lease signings this will heavily impact their unprecedented growth,” says Pino.

Pino believes for WeWork to continue as a brand they will need to address the profitability of the company. Compared to other larger suite companies such as Regus, their revenues are lower and they have yet to show profitability. This is one of the reasons why the IPO stalled and valuations of the company have tremendously fallen.  

Historically, businesses have two options to increase profitability: Increase income and revenue while maintaining expenses, or cutting expenses. As reported by multiple news outlets, WeWork will stop all new lease agreements with property owners as the company looks to cut costs.

One of their options in cutting expenses is laying off employees, which they are currently planning to do. This will affect several WeWork locations in the Los Angeles area, many of whom directly work with property owners and landlords. This begs the question of how it may impact their customer service and what their members have come to expect. With so many changes, WeWork spaces may end up looking like any other Coworking/Executive Suite company, and how will that appeal to investors?

WATCH what the proposed IPO meant for Landlords and Tenants:

What Should You Do When a Tenant Asks for a Rent Reduction?

If you own commercial real estate, at some point in time a tenant is going to ask you to reduce the rental rate for their lease. This is never a fun situation to find yourself in so you want to be prepared for when the time comes and you have to deal with your tenant asking for a reduction. The number one thing is to remember it’s a business transaction and try to keep emotions from getting in the way, then investigate as to why your tenant is asking you for the reduction. There are cases where the tenant may be looking down the road and sees a potential for a slowdown in their sales and wants to prepare or they may just want to try and get a reduction. No matter the reason it’s best for your investment if you can create a winning proposition for both yourself and your tenant.

The first thing you want to do is perform your due diligence, make sure you know the current market rates for your asset class and pull their lease to know how long of term they have left and if there any increases in rent set for the near future. The operating statement from the past two years broken out by month and a current Balance Sheet should give you the story of what has been happening and where the company is today. Check to see if this may be a seasonal change, bad business decisions, etc.; and be prepared to offer them advice on what you see may help them get back on track. If you have decided to work with them and try to keep them in your building you want to do your best to help them get their business back on track and performing at peak level. You might be able to offer insights to improvement as when they are in the middle of operating their business they may sometimes not see the full picture and if you can help them it’s best for everyone.

If you make the decision to offer a rent reduction and work with them to keep them in place you can offer them a few different options. (depending on their lease term)

• Temporary rent reduction for a certain amount of time;

• When looking at your lease rental increases, consider not increasing this year;

• With the rental increase maybe forgo this year and double the following year;

• Consider not increasing their rent, or even reducing it, but take a percentage of their sales for a certain amount of time

• Blend and extend- forego some rent for a certain amount of time and extend the lease and add the reduction to the extension.

Keep in mind - your goal is to create a winning proposition for yourself and your tenant. Understanding their business helps go a long way.

Critical Steps Too Becoming A Top Commercial Real Estate Agent

The steps I am about to give you are time tested and proven over the years by many successful commercial real estate agents.

These steps are a great way for you to build your business.  These steps are worthless if you don’t create a structure that allows you to execute these steps on a regular basis. Find a quality CRM, put your head down and get to work.

1)                    Cold Calls - I recommend 100 calls per morning to a targeted group- either to an area or to a specific asset class, with every call you need to bring value…tell them something about the market in their area or a specific asset they may have interest in hearing about. Do not call and just leave a voicemail to call you back.  If you don’t have their emails be sure to ask for them and immediately but them into your CRM to add to your email list;

2)                    Social Networks - Most commercial agents frown on this, however, it’s a critical part to your branding. Create posts twice per week that have critical information about your market (create value for yourself).  Don’t just post about business though, also mix in some personal posts.  After all, people like to do business with people they know and like;

3)                    Sphere of influence - You need to reach out to friends, family, past coworkers and clients on a regular basis, there is no worse feeling than sitting next to a friend and having them say “we just relocated our office too………” your first question to them is, “who represented you?” and they respond ah man, I forgot you were in the business…. Email your sphere of influence at least once monthly, add something personal and as always something that brings value.

4)                    Reviews - In this day and age, most people immediately google what they are looking for, or who they are working with. Make sure you ask your clients to write reviews on Google and Facebook for you, it will make it easier for potential clients to find you and gain their trust that much quicker.

5)                    Email Blasts - I would recommend doing an email blast (in the beginning every two weeks) that is personalized and (again) brings value to everyone in your market (clients, potential clients, and networking contacts).

6)                    Block Program (Also called Canvassing) - Every two weeks walk a specific community (best utilized for office or retail) and get to know the people working in the stores or the offices, they will begin to trust you over time and you will learn a lot about the area.  Once per month you should also call the ownership of these properties and keep them informed as to what is happening in the area; do not gossip... just real data about who is moving out of or into the area and on what is happening in the communities their properties are located.  By doing this you become the “go-to” expert in this area for commercial real estate.

In the end it all comes down to being the professional to go to in the community, find ways to create value for yourself, and the last (but not the least) tip to be successful in this business… Treat this like a business, show up, do the work, out work and out perform your competition and you will soon reap the rewards.