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Property Insurance: Critical Risks & Changes Multifamily Investors Must Know Now!

A New Era in Property Insurance – Here Is Your Guide!

Today on The Apartment Dealer Show we are talking Property Insurance. Now if you are not aware, landlords are receiving letters of Non-Renewal in record numbers. For those owners not receiving these notices, many are receiving notices that their insurance premiums are doubling, and in some cases, TRIPLING! What is going on?

We recently sat down to discuss these recent developments with Gino Mattunts, a seasoned veteran in property insurance with 26 years under his belt. This isn’t your typical interview – it’s a deep dive into the rapidly shifting world of landlord insurance, packed with insights critical for every investor!

Gino has been instrumental in helping many of our clients navigate challenging insurance scenarios, including facing non-renewals and finding carriers for their multifamily properties.

Here’s What You’re About to Discover:
1. The Ripple Effect of Construction Costs: A detailed look at how rising costs are reshaping insurance policies and premiums.
2. Insurance Carrier Strategies: Learn about the tactics insurance companies are employing to manage their profit margins, including non-renewal practices.
3. Policy Types – Replacement Cost vs. Actual Cash Value: Get clarity on the differences and what factors should guide your choice.
4. Liability and Loss of Income Coverage: Discover the nuances of these coverages and how to ensure your policy adequately protects you.
5. Uncovering Hidden Traps: Understanding the exclusions and limitations that might be lurking in your policy.
6. Changing Market Conditions: Gain insights into current market trends and how they might influence insurance availability and premiums.
7. Proactive Risk Management: Strategies to minimize insurance claims and understand common risks in multifamily properties.

Why This Matters to You:
Even if you’re not currently facing insurance challenges, the evolving landscape necessitates a proactive approach to ensure your investments are well-protected. This video is an essential watch for anyone looking to stay ahead of these changes and make informed decisions.

Your Next Moves:
1. Engage with the Video: Trust me, it’s time well spent.
2. Policy Check-Up: Reflect on the insights from Gino and consider a review of your current insurance strategies.
3. Connect with Us: For personalized advice or to delve deeper, I’m here. Let’s make sure your investments are bulletproof.

Our goal is to empower you with knowledge that safeguards your investments. We believe this interview with Gino Mattunts will be a pivotal resource in your journey as a multifamily property investor.

Delaware Statutory Trusts (DST): Retire & Diversify Out of Multi-Family Real Estate

Today on The Apartment Dealer show I have something truly special to share with you—insights that could potentially revolutionize your approach to multi-family real estate investing. In this short 20-minute video, we delve into the world of Delaware Statutory Trusts (DSTs) and how they can become a powerful tool in your investment arsenal.

Whether you are looking for an alternative investment to multi-family investments, or you are searching for an avenue to exit multi-family ownership altogether and avoid the Capital Gains Tax, or you are simply looking to diversify your portfolio, then this episode is for YOU!

Now, let me give you a quick overview of what you’ll discover in this enlightening presentation:

1. Understanding Delaware Statutory Trusts (DSTs): We’ll walk you through the structure and strategy of DSTs. These aren’t just ordinary real estate investments; they’re carefully curated opportunities with the potential for remarkable returns.

2. Mission-Driven Investing: JRW’s mission is to provide solutions to investors facing challenges. They’re dedicated to helping investors like you secure and grow their wealth through real estate, all while offering peace of mind and financial stability.

3. The Retirement Challenge: Many of you have spent years growing your real estate portfolio, but what happens when retirement beckons? We’ll show you how DSTs can be a game-changer for your retirement planning.

4. Tax Benefits and Legacy Planning: Learn how DSTs can offer significant tax deferral and estate planning advantages, ensuring your wealth continues to benefit your family and causes you care about.

5. Diversification and Professional Management: Explore how DSTs provide diversification opportunities and access to professionally managed institutional-grade properties that may not have been within your reach otherwise.

6. Liquidity and Exit Strategies: Discover the various options available to you upon exiting a DST investment, including 1031 exchanges, REIT conversions, and more.

7. Real-World Case Studies: We’ll share real-life success stories from investors who have harnessed the power of DSTs to secure their financial future.

Our aim is to provide you with actionable knowledge, empowering you to make informed decisions with your multi-family investments and retirement planning. Whether you’re considering diversification, tax deferral, or a smoother path to retirement, this video will equip you with valuable insights.

So, take a moment to watch the video and absorb the wealth of knowledge it contains. If you have any questions or wish to discuss your specific situation further, don’t hesitate to reach out to me directly. I’m here to help you navigate the complexities of multi-family real estate investing and tailor a strategy that suits your needs, and your Financial Legacy!

Landlord Legal Update – New Laws For 2024 (Part 3)

Today, we’ve got something truly special for you – the third and final installment of our eye-opening three-part series, delving into recent legislation and its seismic impact on multifamily property owners. This video is your ticket to understanding the legal changes that could send shockwaves through your investments.

In Part 3, we’re continuing our deep dive into the bills signed into law by the Governor and how they’ll reshape the landscape for landlords and property owners.

Now, in this video, we’ve got none other than Mike Brennan, the undisputed heavyweight champion of eviction law in our region, providing invaluable insights on pivotal bills. Here’s what you’re about to uncover:

1. Senate Bill 71: This isn’t just another bill. It’s a game-changer. Mike breaks down how this one elevates the small claims jurisdictional limits, putting the spotlight on COVID rental debt and tenant-inflicted property damage. Prepare to grasp the full impact and crucial considerations for landlords.

2. Senate Bill 267: Brace yourself because this bill is all about handcuffing landlords when it comes to screening tenants. Mike lays out the new requirements that force you to accept tenants with less-than-stellar credit reports. It’s time to understand the implications fully.

3. Senate Bill 567: Here, we’re talking about a major amendment to the Tenant Protection Act of 2019 (AB1482). Owner-occupied evictions and substantial remodels take center stage. Mike’s here to illuminate the significant changes and their implications for property owners. You can’t afford to miss this.

4. Senate Bill 712: Is all about tenants and their use, storage, and charging of micro-mobility devices, those e-bikes and scooters. Are you ready to bear the cost for property improvements required to charge these items?

This video interview isn’t just informative; it’s your survival guide to navigating the ever-shifting legal landscape of multifamily real estate. These changes can and will influence your investments and your role as a property owner. But remember, we are lock step with you all the way as we all fight the good fight or property ownership.

If you’ve got questions or need a bit more clarity on these topics, don’t hesitate to reach out to us. At The Apartment Dealer, our dedicated team of seasoned Multi-Family Specialists brings over 17 years of invaluable experience to the table. We’ve been in the trenches, assisting countless investors, just like you, to ensure that wealth-building through investment real estate is not left to chance. Our passion and commitment lie in guiding and advising investors through the intricate process of purchasing and selling multi-family assets.

But our support doesn’t stop there. We’re all about continuous growth. We provide ongoing education and an arsenal of resources to empower you with the knowledge and tools necessary for enhancing and managing your property investments. Our mission is to make your real estate journey as seamless and rewarding as possible, and to assist you in the building of your Financial Legacy.

Landlord Legal Update – New Laws For 2024 (Part 2)

Are you ready for a deep dive into the latest legislative changes and trends affecting your investments? Today on The Apartment Dealer Show, we continue our recent video interview with Mike Brennan, a seasoned expert in California’s rental housing regulations. In this short video, Mike reveals essential information that every landlord and investor should know. I highly recommend you watch it to unlock a wealth of valuable insights.

In this exclusive interview, Mike delves into the legislative landscape, shedding light on both newly passed laws and trends that could reshape the multi-family residential real estate market. The overarching theme is a gradual erosion of landlords’ rights and increased complexities in the real estate industry. With these legislative changes, your investment strategy must adapt to protect your interests.

Here are some key takeaways:
1. Assembly Bill 12: Will limit security deposits to one month’s rent, regardless of whether the unit is furnished or not. Learn how this change might impact your tenant selection strategies.

2. Assembly Bill 548: This law gives inspectors more authority, allowing them to inspect multiple units within your property, even if a complaint pertains to a single unit. Find out what this means for your responsibilities as a landlord.

3. Assembly Bill 1317: Effective for new construction with 16 units or more, unbundles parking from rent, potentially affecting your rental agreements. Discover the implications and opportunities this change brings to your property management.

4. Assembly Bill 1607: Limits the ability of landlords to evict tenants based on criminal activity. Mike explains the challenges this presents and how it may affect your tenant selection process.
5. The Right to Counsel: Local governments are now empowered to provide free legal representation to tenants in eviction cases, creating new challenges for landlords. Learn about the potential consequences and how to navigate this legal shift.

& Much More!

The interview also touches on issues related to ADUs, rent control, anti-tenant harassment laws, and tax changes that could impact the real estate landscape.

As an investor in multi-family residential properties, staying informed and proactive is essential. The future of your Financial Legacy depends on your ability to navigate these changes effectively. It’s time to arm yourself with knowledge, and this video interview is a valuable resource for doing just that.

Dramatic Changes to Real Estate Law: CA Multi-Family Investors

Today on The Apartment Dealer Show, as we continue to share live footage from my recent Apartment Owners’ Educational Luncheon we are spotlighting recent legislative changes that will significantly impact multi-family investors. Staying well-informed is vital for your success, and we’re dedicated to providing these valuable insights.

In this informative video, we delve into the latest legislative developments and trends affecting your commercial real estate investments. Our speaker, Mike Brennan blends a background in history and political science from UCLA with legal expertise and hands-on commercial real estate experience. His insights offer a deeper understanding of how these legal changes intersect with our industry.

We’ll begin by discussing Assembly Bill 12 (AB12), addressing security deposit limitations, which can affect your risk management strategies. Senate Bill 567 (SB567) introduces significant restrictions on the Ellis Act, influencing your investment decision-making.

Assembly Bill 225 (AB225) alters environmental booklets for tenants, potentially increasing landlord liability. AB309, the Social Housing Act, uses taxpayer funds to target low to moderate-income residents, exemplifying increasing government involvement.

AB524, known as the Family Caregiver Act, might create a protected caregiver class, impacting property management strategies. AB548 grants municipalities more rights to inspect commercial properties, increasing landlord obligations.

Senate Bill 267 (SB267) limits landlords’ tenant screening abilities, a crucial shift to understand for your operations.

Our video also explores emerging trends like the right to counsel in eviction cases, increased jury demands, federal government involvement, rent control expansion, just-cause ordinances, anti-tenant harassment rules, backlogged courts, relocation fee hikes, and labor shortages, shaping a dynamic landscape for investors.

These changes aim to make property ownership more challenging, reflecting a broader trend of limiting private property rights. We encourage you to view our video and research these laws and trends in order to protect yourself and your properties.

2023: 3rd Qtr Inland Empire Multi-Family Market Update

Today on The Apartment Dealer Show get ready for an exclusive and in-depth analysis of the 3rd Quarter market update for both the Los Angeles and San Bernardino County Multi-Family markets. This is one episode you absolutely cannot afford to miss!

We’re not just throwing around numbers here; we’re breaking down the 3rd Quarter with surgical precision. This is where the smart money gets made, and it’s all about helping you make informed decisions as a real estate investor for the rest of 2023 and into 2024.

In this episode, we’ll dissect recent multi-family property sales and value trends, revealing the hottest sales in YOUR city during the 3rd quarter of 2023. But that’s just the beginning. We’ll also unpack current CAP Rates and other market metrics that every investor must have on their radar.

But what’s the big twist, you ask? We’ll unravel the mystery behind the seismic shifts shaking up the market right now. That’s right, we’re getting to the core of what’s causing the unprecedented changes that are reshaping the market as we know it.

And for the grand finale, we’re sharing insider insights from my recent Apartment Owners’ Educational Luncheon, featuring the wizard of commercial loans himself, Gil Figueroa. Brace yourself for an exclusive interest rate prediction that could be your ticket to financial security.

When you’re done watching, you won’t just be informed – you’ll be armed with the knowledge to dominate the real estate market, whether you’re buying, selling, or dealing with vacancies. Watch the video now and secure your Financial Legacy in multi-family real estate.

2023: 3rd Qtr Inland LA County (605 Fwy Corridor) Multi-Family Market Update

2023: 3rd Qtr East San Gabriel Valley Multi-Family Market Update

2023: 3rd Qtr West San Gabriel Valley Multi-Family Market Update

2023: 3rd Qtr South East Los Angeles (710 Fwy Corridor) Multi-Family Market Update

2023: 3rd Qtr East Los Angeles Multi-Family Market Update

3rd Quarter 2023 Multi-Family Market Insights – Los Angeles & San Bernardino Counties

How Landlords Can Master Commercial Financing Amid Soaring Interest Rates

Today I’m thrilled to provide you with an exclusive opportunity to watch live footage from my most recent Apartment Owners’ Educational Luncheon and it is all about Interest Rates!

The Federal Reserve has been waging a relentless battle to curb inflation, and the repercussions on the real estate market are impossible to ignore. I invite you to join me as we delve into live footage from our recent event, where we dissect the critical issue of Interest Rates and their profound impact on our industry. (Hint – Interest Rates Very Well May Climb Above 8%).

As the fed continues its battle to suppress inflation, it is no secret that Rising Interest Rates are creating havoc for the real estate market. Case in point, total sales volume is down when compared to 2022, Cap Rates are on the rise (prices shifting downward), and cash-flow is taking a hit.

To make matters worse, the latest inflation data indicates that current rate hikes have yet to tame rising prices, so the Federal Reserve is likely to keep high rates in place for some time to come.

What does this mean to you?
• The Increase in Interest Rates Has Had a Direct Impact on Property Values
• If you have an adjustable loan, be prepared for your rate to double! (This information is vital for safeguarding your investments)
• As multi-family investors struggle to refinance an increase in inventory may soon hit the market putting further negative pressure on values

The turbulence in the market presents both challenges and opportunities for investors like you. In this exclusive video, we have Gil Figueroa, a distinguished Commercial Loan Broker with over 30 years of experience, ready to break down all the intricate details and provide invaluable insights that can be leveraged in your commercial financing endeavors.

Bruce Norris Market Predictions & Insights

Will CA Experience a Decade of Lost Property Values?

In the ever-evolving landscape of real estate investment, staying ahead of the curve is not just an advantage – it’s a necessity. Today, I’m thrilled to bring you an exclusive opportunity that could shape your investment strategies for years to come.

On this episode of The Apartment Dealer Show, we are honored to host Bruce Norris, an esteemed investor, developer, and educator with over three decades of invaluable experience. Bruce’s insights have been nothing short of remarkable, including his recent call for 1% interest rates in the near future. A bold claim, you might think? Well, Bruce backs it up with a compelling case that could define the next decade of property growth.

With interest rates on the rise, inflation soaring, and politicians eyeing changes that directly impact landlords, it’s crucial to have the facts and figures at your fingertips. Bruce Norris provides just that, offering a deep dive into his unique perspective.

Bruce’s track record speaks volumes. He accurately predicted the decline in property values in the mid-1990s, foresaw the rise in values in the early 2000s, and even anticipated the market collapse in 2007. Imagine if you had possessed this crystal ball for the last 30 years – how would your investment decisions have differed?

Now, here’s your golden opportunity to meet the man behind these uncanny predictions. Bruce Norris not only foresaw the market shifts but also put his money where his mouth is, amassing a fortune through strategic residential real estate investments.

Don’t let this chance slip through your fingers. Gain invaluable insights from a true industry titan. Watch the interview now and empower yourself with the knowledge to navigate the ever-changing real estate landscape effectively.

Real Estate Q&A: Legal Challenges in CA Multi-Family Real Estate

Landlords & Real Estate Investors join us on our show as we explore the current landscape of eviction court, share essential strategies for lawsuit prevention, and tackle the pivotal question: Does the balance of power now favor tenants over landlords? In this Legal Q&A we hosts legal experts Steven Spierer from Spierer-Woodward-Corbalis-Goldberg and Mike Brennan from the Brennan Law Firm. Stay informed and proactive in today’s dynamic real estate environment.

With post-Covid legal shifts and ongoing regulatory updates at various levels, it’s crucial to stay informed. Learn from Spierer and Brennan’s vast experience in California real estate law and multifamily management. Arm yourself with practical strategies to navigate complexities and reduce legal risks.

Multi-Family Residential Fix & Flip – Your Guide to HUGE Returns!

28% Cash-on-Cash Return! | 45% Increase In Equity! | Record Breaking Sales Price!

Here’s How I Did It…

In a rent-controlled world should you vacate tenants to obtain market rent, or be content with the allowable annual rental increase percentage, as governed by Rent Control? It depends on your target rental rate, your target tenant clientele, and the Cash-on-Cash return for your efforts!

In this Week’s Video, I walk you through the final financial breakdown of my most recent “fix and flip” project where I vacated an entire 7 unit property, completed Substantial Improvements, then leased the vacant units, and finally, sold the property for the HIGHEST PRICE PER UNIT EVER in this city’s history!

So how much did I spend on the project? What was the end result with respect to the increase in property value? More importantly, what was the final Return on Investment?

Watch now as I give you the financial breakdown and all the juicy details.

Keep in mind I had to battle increased labor costs, increased material costs, and RISING INTEREST RATES. Lucky for me I stick with the adage “I will, until!”

This is the final installment in a 3 part series as I attempt to assist those owners who avoid property renovations because they assume the process is too much hassle, they do not have the “know-how”, fear that the process is too costly, or incorrectly assume the final payout does not justify the capital investment.

What is my goal? Bottom Line – I want to help landlords obtain maximum cash-flow and exponentially grow their Financial Legacy (especially in a rent-controlled world).

Delaware Statutory Trusts Explained

As investors look for alternative investments to apartments, whether that be because of the shift in the real estate market and higher interest rates, the increased risk and governmental oversight that California affords landlords, or simply because they look to retire from management altogether, a Delaware Statutory Trust may be the answer investors have been looking for.

Today on The Apartment Dealer Show, I sit down with Warren Thomas, president and founder of JRW Investments. JRW is an investment firm located here in Pasadena, CA that specializes in DST (Delaware Statutory Trusts) and other alternative investments. Warren is among the “who’s who” when it comes to DSTs as he and his firm have had an impeccable track record for more than a decade. With 900 properties currently managed in over 40 states, Warren and his team have helped numerous real estate investors take the guesswork out of options for their 1031-Exchange that eliminate the responsibility of having to manage properties, while at the same time experiencing an attractive yield on their investment.

Bottom line, what if you could own not just one property management free, but a basket of multiple properties of varying asset classes (Office, Retail, Storage etc.) regardless if you had $100,000 in equity, or $10,000,000, all with no management demanded of you, and with consistent monthly cash-flow.

Property Values to Rise – 60 Day Window of Opportunity for Sellers!

Thanks to a recent Natural Disaster Notice issued by the IRS, local investors completing a 1031-Exchange were given an extension of time to complete their exchange, but that extension will expire October 15, 2023. By the October deadline investors who utilized the extension must both Identify, (find their new investment property) and Close Escrow, on that new “replacement” property.

So How Will That Impact Property Values?

As the October 15th deadline approaches, and with little multi-family inventory for sale on the open market, there will be a massive influx of 1031-Exchange funds (potentially as much as $3 Billion Dollars) all competing for, and chasing, what limited supply of available properties there are for purchase.

What does that mean to you?

Potentially nothing, unless you are one of those individuals that had hopes of selling your investment property, only to be disappointed by the recent decline in property values. Well here’s some good news for you! For the next 60 days, or maybe even longer (I discuss why this price increase may extend beyond October 15), there is an opportunity for you to sell your property for above market pricing.

Watch as I discuss the price phenomenon that the multi-family market may experience over the coming months.

Calculating Rental Increases & Current Rental Rates Southern CA

On today’s Apartment Dealer Show, we are discussing all you need to know for your Rental Increases this year. Remember the income your property collects not only impacts how much money you put in your pocket, but it affects the value of your real estate, and eventually will impact your heirs! Now if you have had a vacancy of late you may have experienced fewer applicants applying for your rental, and your unit staying vacant longer. How do we solve that problem and get maximum rent? Today we discuss how to do just that!

Today I discuss:
1. How to Best Advertise Your Rental Rates and Best Practices
2. Are Rental Rates Increasing or Declining in Your City?
3. Where to Find CPI Data and How To Calculate Your Increases
4. Which Local Cities Have Special Rules in Place (You will not believe some of the new rules!)
5. How to Collect ABOVE Market Rental Rates in a Market That is Experiencing Increased Vacancy

And Most Importantly…

The Current Rental Rates In YOUR City!

Exclusive Access: Multi-Family Investing Insights Every Landlord Needs to Hear Now

Attention Landlords

Property Values Are on the Decline, Interest Rates Remain High & Vacancies Remain Empty…Longer

Bottom Line – Multiple factors currently threaten YOUR financial well-being & legacy in multi-family investments

On March 28th, 2023 we held our bi-annual Apartment Owners’ Educational Luncheon. This short video highlights some of the main talking points from that event as we tackle the current issues creating the greatest obstacles when it comes to apartment ownership. From legal to financial insights, this information will ensure landlords not only survive in these changing times, but that they will thrive!

Twice a year I bring together some of the brightest minds in the real estate industry to conduct a FREE Educational Luncheon to address the current issues impacting landlords, and to discuss strategies to succeed in multi-family investments.

Multi-Family Fix & Flip Pt. 2

In this Week’s Video, I continue to share my personal journey as I rehab a 4 Unit property that I recently purchased. Aside from new electrical and plumbing, we are going all in with a new layout of the living room, and a reconfigured bathroom.

Time consuming? Yes.

Costly? Yes!

Worth it?… We will soon find out!

This is the 2nd installment in a 4 part series as I attempt to assist those owners who avoid extreme renovations because they assume the process is too much hassle, they do not have the “know-how”, fear that the process is too costly, or incorrectly assume the final payout does not justify the capital investment.

What is my goal? Bottom Line – I want to help landlords obtain maximum cash-flow (especially in a rent-controlled market). In my opinion, owning multi-family investments should be extremely financially rewarding, while at the same time not overly consuming of your time. Second, by completing these types of improvements, when it is time to sell, a buyer will happily over-pay for your property because your rental rates & the condition of the property justifies above-market pricing!!!

Multi-Family Fix & Flip Pt. 1

In a rent-controlled world, how do you collect above-market rental rates when there is a Rent Cap in place? The truth is, you can’t…unless you vacate a unit legally by completing “substantial improvements.” How do you determine if a unit warrants substantial improvement? We will discuss that very question over the course of these videos.

In this Week’s Video, I walk you through the beginning stages of my most recent remodel project.

This is the first installment in a 4 part series as I attempt to assist those owners who avoid extreme renovations because they assume the process is too much hassle, they do not have the “know-how,” fear that the process is too costly, or incorrectly assume the final payout does not justify the capital investment.

What is my goal? Bottom Line – I want to help landlords obtain maximum cash-flow (especially in a rent-controlled market). In my opinion, owning multi-family investments should be extremely financially rewarding, while at the same time not be overly consuming of your time. Second, by completing these types of improvements, when it is time to sell, a buyer will happily overpay for your property because your rental rates & the condition of the property justifies above-market pricing!!!

Tax Code 101 for Landlords with Stephen Hall

Attention Landlords: Maximize Your Tax Savings Today!

In the face of rising interest rates, inflation, stagnating rents, and increased vacancies, every dollar counts. Don’t miss out on potential tax savings that could make a significant impact on your bottom line.

Remember, a dollar saved is a dollar earned!

We are honored to have Stephen Hall of Robert Hall & Associates, one of Southern California’s largest tax firms, with us for a Zoom webinar. As a landlord, this is an opportunity you cannot afford to miss. Steve will share valuable insights on recent modifications to the tax code that benefit landlords, highlight the challenges that investors face as the market shifts and answer any questions you may have. Don’t miss out on this invaluable information that will help you mitigate your tax liability.

As a landlord, protecting your rental income and equity from excessive taxes is crucial for the growth of your Financial Legacy.

Landlord Update: Multi-Family Property Values & Rental Rates 1st Qtr 2023

Today on The Apartment Dealer Show we are going to recap what happened in the multi-family sector for the 1st quarter of this year.

Now before you dig into the video I’d be curious as to how you would answer this question, “What direction is the Multi-Family market headed in 2023?”

With the pressures of Inflation will rental payments begin to slow?
Will Vacancies Increase?
What will Your Property be worth in the end?

The good news is you do not have to guess as I have all the data today for you on our show.

In today’s video I will bring you up to speed with the information and analytics you need to make educated decisions as a real estate investor in 2023!

Watch as I break down, in detail, the Multi-Family market here in both Los Angeles & San Bernardino Counties (and the city of Riverside.)

What Real Estate Investors Need to Know About the Exchange Timeline & How to Exchange Like a Pro!

You may be eligible for a special opportunity that could significantly extend your 1031 Exchange timelines. Thanks to a recent Disaster Notice issued by the IRS, affected taxpayers like you now have until October 16, 2023 to BOTH Identify and Close on a new “replacement” property for a 1031-Exchange. This is a once in a lifetime chance to take advantage of the government’s offer as a real estate investor.

To dive into the details of this extension more in-depth today I sit down with Greg Burns of IPX 1031 Exchange Services. Greg has two decades of experience working with investors like you when in the exchange process. Watch as we not only discuss how to leverage this newly announced extension deadline, but also discuss insider tips on how to leverage a 1031-Exchange to increase your income, expand your real estate portfolio, and take advantage of additional tax savings.

Where Do California Property Values Go From Here? With Bruce Norris.

If over the last 30 years, you could have predicted the direction of the real estate market, perfectly timing when property values would increase, and when they would decline, what would you have done differently?

This is your opportunity to meet the man who has not only successfully predicted the rise and fall of real estate values here locally over the last 3 decades, but he has also put his money where his mouth is and made millions along the way investing in residential real estate.

Today on The Apartment Dealer Show we have Bruce Norris, investor, developer, and educator, from a private Zoom interview we recorded earlier this week.

Bruce has been involved in the investment real estate space for over 3 decades and is most widely known for his ability to predict real estate market trends, having predicted the decline in values in the mid-1990s, and then predicting the rise in values in the early 2000s, and once again predicting the collapse in 2007.

With Interest Rates Rising, Inflation Soaring, and Politicians Gunning For Landlords, Bruce had much to say about the current state of the real estate market and the direction we are headed. You need to tune in!

Real Estate Law For Landlords: What Sellers, Buyers & Investors Need to Know Now!

Today on The Apartment Dealer Show we unravel the secrets of seamlessly adapting to the ever-changing realm of real estate policies and legal procedure. Let us equip you with the skills to master market dynamics, navigate legal complexities, and maintain a lawsuit-free investment experience.

To assist us in addressing these issues we have the distinct honor of hosting renowned real estate attorney, Steven Spierer of Spierer/Woodward/Corbalis/Goldberg. With over four decades of courtroom expertise and personal ownership in thousands of apartment units, Steven’s mastery of both legal acumen and practical know-how promises to deliver valuable insights on best practices for apartment investment, ownership, and multi-family management. Don’t miss this incredible opportunity to learn from a true industry expert!

Landlord Update: Stay Ahead of Your Tenants

Today on The Apartment Dealer Show I interview Eviction Attorney Mike Brennan to discuss questions submitted by you the landlords. You do not want to miss this episode as Mike brings us up to speed when it comes to evictions in LA County, LA City, and Unincorporated Los Angeles.

We Also Discuss:
• What to do when a tenant’s lawyer uses postponements and other stalling tactics to keep a tenant in your rental unit for an extended period
• Substantial Remodels (Evictions) – LA County, Unincorporated LA, LA City
• Why you currently cannot evict for ALL tenant nuisance issues
• What to do in the event you do not have a rental agreement for a tenant that you are pursuing an eviction for
• Section 8 – Rental Increases, Terminating Agreement, and Evicting for Substantial Remodels
• Retaliation – In what instances can an eviction be seen as retaliation and jeopardize your case • Current Court System – What you can expect should you find yourself in eviction court

Why You Should Consider a DST (Delaware Statutory Trust)

Are you looking for an alternative investment vehicle to apartments that will provide consistent cash-flow, but without the stress of management or the headaches?

Or maybe you are considering selling your multi-family properties to exit the market completely, but do not want to deal with the tax consequences involved. If there was an investment vehicle that would allow you to defer the Capital Gains Tax, while also yielding a 6%+ cash return, would you have interest to learn more? Then stay tuned…

Multi-Family Investing – What You NEED To Know About Cost Segregation Studies!

Today on The Apartment Dealer Show it is all about tax breaks, HUGE tax breaks.

Dave Barrett of Cost Segregation Services joins me for a discussion on what may be the biggest tax break you can take in a single year as an investor, that being the ability to depreciate an investment property utilizing a cost segregation study.

So what is Cost Segregation? How Does it Work? What are the Pros & Cons?

In all honesty, until a couple of years ago even I was unaware of the benefits of a Cost Segregation Study as so few landlords approach depreciation in this way. Once I fully understood the benefits, and with the advice of my CPA, I took advantage of this opportunity and it made a huge difference in my tax savings.

Watch to learn how you can shelter your cash-flow from unnecessary tax exposure, and maximize your profits!

Commercial Financing Strategies For Multi-Family Investors

As the fed continues its battle to suppress inflation, it is no secret that Rising Interest Rates are creating havoc for the real estate market. Case in point, total sales volume is down thus far this year, Cap Rates are on the rise (prices shifting downward), and cash-flow is taking a hit.

To make matters worse, the latest inflation data indicates that current rate hikes have yet to tame rising prices, so the Federal Reserve is likely to remain in an aggressive stance for much of this year with additional increases.

This week on The Apartment Dealer Show we explore the changing tides in commercial lending with 30-year veteran Gil Figueroa. With insightful advice and expert analysis, we’ll delve into what loan options are available to savvy investors looking for the best rates & terms and uncover a novel approach that may yield greater financial returns.

Secrets to success in multi-family real estate investing – wise words from a lady investor

Owning multi-family investment property can not only be confusing, but can be very risky if done incorrectly. On the other hand, with the right strategy multi-family investments should create significant cash-flow for you today, grow your wealth over time, and in the end, build a Financial Legacy for you and your heirs.

Today on The Apartment Dealer Show, we start our Legacy Builders Series where I will be interviewing local multi-family investors like you, who share their journey of owning investment real estate, their best practices for success, and the insider tips they wish they had when they first started out in the world of multi-family.

First up I interview my client Dawn. Dawn is a local multi-family investor who, as a single woman, has been able to amass a small fortune in multi-family real estate and create for herself a very comfortable standard of living.

Breaking News: LA & San Bernardino Multi-Family Property Values & Rental Rates

Today on The Apartment Dealer Show we are going to recap property sales from 2022 and review current Rental Rates in YOUR area.

• Do you know what the average price per unit is in your area?
• How about the average Cap Rate?
• Which property sold for the highest price in your city, and for how much per unit?

No worries if you do not know the answers because I have you covered! In today’s video I am going to answer all those questions for you, and bring you up to speed with the information and analytics you need to make educated decisions as a real estate investor in 2023!

Watch as I break down, in detail, the Multi-Family market here in both Los Angeles & San Bernardino Counties.

Today I will discuss:
• Recent Multi-Family Property Sales & Value Trends
• Current Rental Rates for 3 Bed, 2 Bed, 1 Bed & Studio Units in YOUR Area
• Current Cap Rates & Other Market Metrics Every Investor Should Know
• Highest Priced Sales In 2022
• Projected Rental Rates for 2023
• And The Important Question
• Will Vacancies Increase in 2023?

By the time you finish watching this video, you will have a firm grasp not only of the reality of the real estate market as it stands, but you will be better prepared for your next purchase, sale, or vacancy.

A Landlord’s Guide – Navigating Multi-Family Investments 2023

Multi-Family Investments 2023 Which Strategy Awards YOU More Cash-Flow, Tax Savings & Appreciation?

Since the beginning of the year, I have received numerous inquiries from landlords asking, “How is the Market?” Surprisingly, even though the vast majority of landlords collected 100% of their rents in 2022 and their properties currently are 100% full, all the negative talk about rising interest rates and a looming recession may have you puzzled on how to move your real estate portfolio forward this year.

As we begin 2023 some basic questions to consider are: Should you raise rents this year? Should you buy? Should you sell? Or, should you play it safe and just hold? I think the answer to that question begins with the ultimate question in multi-family ownership; What is most meaningful to you as an investor; Cash-Flow, Appreciation, or Tax Savings?

Said plainly, if you could earn more net income from rental properties, what would that mean to you?

If you could keep more of that income and shelter it from taxes, what would that mean for you? If you could exponentially grow your overall personal wealth, what would that mean for you and your heirs?

Truth be told all three are key to fully maximizing your potential as an investor of multi-family investments, and today we are going to discuss; how do we leverage the current market to win financially, and at the same time avoid a misstep that could have a negative financial impact?

By the time you finish watching this week’s video you will gain a fresh perspective on how to position yourself and your properties for a profitable 2023!

Apartment Fix & Flip Project – Episode 2

In this Week’s Video, I give you an update on the status of my most recent remodel project which consisted of vacating an entire multi-family complex! Sounds scary I know, and honestly I get a little nervous each time I do this, but the payout will be HUGE! Keep in mind I have had to battle with increased labor costs, increased material costs, and a material shortage. Lucky for me I stick with the adage “I will, until!”

This is the 2nd installment in a 3 part series as I attempt to assist those owners who avoid extreme renovations because they assume the process is too much hassle, they do not have the “know-how”, fear that the process is too costly, or incorrectly assume the final payout does not justify the capital investment.

Apartment Remodel – Pro Tips For Landlords Ep.1

How do you determine if a unit warrants substantial improvement? We will discuss that very question over the course of this new video series.

In this first video of our 3 part series, I walk you through the units prior to demolition and outline those items we look to improve that will enable us to obtain above market rents, and allow us to push the value of the property well beyond average property values in the area. Watch now as I attempt to assist those owners who avoid unit renovations because they assume the process is too much hassle, they do not have the “know-how,” fear that the process is too costly, or incorrectly assume the final payout does not justify the capital investment.

Landlord Insights To Tackle Today’s Toughest Issues

On October 4th, 2022 we held our bi-annual Apartment Owners’ Educational Luncheon. This short video highlights some of the main talking points from that event as we tackle the current issues creating the greatest obstacles when it comes to apartment ownership. From legal to financial insights, this information will ensure landlords not only survive in these changing times, but that they will thrive!

Quite frankly, you will not get this information anywhere else.

Apartment Values & Increasing Interest Rates

Just this week the Fed raised the Federal Funds Rate yet again by .75% to a current 4% interest rate. Keep in mind just a year ago the same rate was a quarter of one point (.25%). Scary, while necessary, the fed has expressed their plans to continue the same course to battle inflation in the coming months.

With interest rates bringing down all sectors of the market, in Today’s Video, I want to address the question of, do interest rates directly impact investment property values? Additionally, how does every ½ percent increase in interest rates impact your net positive cash-flow when analyzing a deal?

There is no doubt that interest rates will continue to increase as the Fed tries to reign in inflation. The real question is, when the dust settles, where will apartment values be in the end?

The bottom line for multi-family investors is this shift we are experiencing impacts landlords of all sizes whether you look to purchase, sell, or hold investment real estate. Watch now and prepare yourself for the days ahead.

CA Real Estate Market Update With Bruce Norris

If over the last 30 years you could have predicted the direction of the real estate market, perfectly timing when property values would increase and decline, what would you have done differently?

Today is your opportunity to meet the man who has not only successfully predicted the rise and fall of real estate values here locally over the last 3 decades, but who has also put his money where his mouth is and made millions along the way investing in residential real estate.

With Interest Rates Rising, Inflation Soaring, and Politicians Gunning For Landlords, Bruce has much to say about the current state of the real estate market and the direction we are headed.

Don’t forget, Bruce has also sold nearly all his California real estate (for reasons he will discuss) and has moved his investments to Florida. In this private setting Bruce will share his insight on how to successfully invest out of state, in addition to the other information he looks to cover.

Landlords: Tighter Rent Control Just Announced in Some LA County Cities!

Bell Gardens & Pomona Added to List of Cities With Independent Rent Control Ordinances!

The cities of Pomona and Bell Gardens have just passed their individual versions of rent control! Now before you dismiss this video because you don’t own in either of these two cities, my question to you is this, what happens when the city you do own in chooses to pass its own version of rent control?

Unfortunately, the inevitable is coming as more and more cities throughout the state have determined that statewide rent control is not enough, and have added additional layers of restrictions. Watch as we discuss the details of these recently passed ordinances and maybe more importantly, outline what owners outside of these jurisdictions should do NOW to prepare themselves and their properties for any change to rent control in their area.

Owning and managing multi-family properties has become extremely difficult over the past decade. Amidst these challenges I am still a proponent of multi-family investments, but am only so in light of the mentorship that I receive from my inner circle who helps me navigate the legal, financial, and day to day risk of being a landlord.

2022 Landlord Mid-Year Multi-Family Update!

Current Property Values & Rental Rates LA & San Bernardino County

When it comes to investment real estate, specifically single-family residential real estate, 2020-2022 saw the biggest gains in values ever recorded. Multi-Family investments did not see these types of gains given the market had already been aggressively priced for the preceding 5 years. What multi-family investors did experience was against all odds (COVID protections, eviction moratoriums, non-paying tenants, etc.) property values remained strong and rental rates grew by historic numbers.

Today on The Apartment Dealer Show, we will break down, in detail, the Multi-Family market here in both Los Angeles & San Bernardino Counties.

Today we will discuss:
• Recent Multi-Family Property Sales and Value Trends
• Current Rental Rates for 3 Bed, 2 Bed, 1 Bed & Studio Units
• Current Cap Rates & Other Market Metrics
• Highest Price Sales So Far for 2022

Landlord Insights For Today’s Changing Market

Attention Landlords: Inflation is at Historic Levels, Interest Rates Continue to Rise & A RECESSION May Be Around the Corner (if not already here)

Bottom Line – Multiple forces are at hand that could jeopardize YOUR financial well-being & YOUR financial legacy in multi-family investments

Today on The Apartment Dealer Show we review highlights of my most recent Apartment Owners’ Educational Luncheon. In this short video, we tackle the current issues creating the greatest obstacles when it comes to apartment ownership. From legal to financial insights, this information will ensure landlords not only survive in these changing times but that they will thrive! Quite frankly, you will not get this information anywhere else.

CA Apartment Ownership – Legal, Financial, & Management Tips Ep3

Infections, Inflation, & Invasions…& now a Possible Recession?

Today on The Apartment Dealer Show as we conclude our discussion with our powerhouse panel we tackle the hardest question of all, what does the coming Recession mean to apartment owners?

Market direction (in all financial markets) and investor optimism has shifted dramatically over the last 30 days. As we prepare for what lies ahead, I want to ensure you have the right information to make informed decisions, and that you do not fall victim to bad advice.

1. Will the coming recession mean a decline in Apartment values?
2. Why was COVID a saving grace to real estate values and how will that change in the near future?
3. What do investors need to consider when contemplating investing outside of California?
4. More cities are planning to implement their own version of rent control, what can landlords do?
5. Will changing legislation, lending requirements, and increased operating costs turn apartment investing into a “survival of the fittest?”

CA Apartment Ownership – Legal, Financial, & Management Tips Ep2

Today on The Apartment Dealer Show we continue our discussion addressing YOUR questions when it comes to multi-family ownership. Today our powerhouse panel tackles 16 questions submitted by landlords like you, that cover the legal, financial, and day-to-day management of rental properties.

Market direction and investor optimism has shifted dramatically over the last 30 days. As we prepare for what lies ahead, I want to ensure you have the right information to make informed decisions, and that you do not fall victim to bad advice.

Today We Discuss:

1. LLC vs. Family Trust – What are the legal and financial ramifications?
2. Can a buyer back out of a real estate transaction if market dynamics change (i.e. interest rates, property values, etc)?
3. Why does a 1% increase in interest rate drop a potential loan amount by 15%?
4. Can the market sustain an interest rate that is higher than CAP Rates?
5. Can you evict a tenant if you received money from the state through Housing is Key?
6. Can you change vesting when completing a 1031-Exchange?
7. Estate Tax rates will change over the next 4 years by how much?
8. What is the best rental lease/agreement to use given all the recent legal changes?
9. What is the best advertisement channel to use to attract a tenant that will pay above market rental rates?
10. The best $100 improvements to modernize a rental unit
11. What do you do if a tenant uses direct deposit and then pays less than the contracted rental rate?
12. Can you “substantially improve” only a few units and not an entire apartment complex?
13. Can you report a tenant to the major credit bureaus if they are abusing the system?
14. What are the legal and financial limitations when managing rentals for a family member?
15. Real Estate Syndication and Limited Partnerships – Proper legal and tax structure
16. DSTs revisited

CA Apartment Ownership – Legal, Financial, & Management Tips Ep1

Today on The Apartment Dealer Show I have brought together some of the brightest minds in the real estate space to address questions submitted by you the Landlords. We tackle all facets of apartment ownership whether that be legal, financial, or just the day-to-day management of your real estate portfolio.

The markets have taken a dramatic change in direction in the last 30 days. So as we prepare for what lies ahead, I want to ensure you have the right information to formulate your game plan.

Today We Discuss:
1. The CA State Eviction Moratorium vs. LA County Moratorium, What happens come July 1?
2. LA County to Protect Tenants Who Do Not Pay Rent Until July 2023?
3. Historic Inflation – What does this mean to vacancies, rental rates, and property values?
4. Interest Rates have nearly doubled for residential loans and have gone up 1/3 for apartment loans, how does this impact the market?
5. Will a shift in our economy change the tenant base of apartments and how do you attract an ideal tenant in a recession?
6. Rent Control to enforce more stringent rules in the days ahead?
7. What direction are interest rates headed from here and what does that mean to your cash-flow?

CA Tenant Protections – What Landlords Need to Know

With the ever-changing laws in regards to tenant/landlord and overall real estate policy, how can you avoid a potential lawsuit?

As we prepare for our 14th annual Apartment Owners’ Educational Luncheon, today we invite attorney Steven Spierer of Spierer/Woodward/Corbalis/Goldberg as well as attorney Mike Brennan of the Brennan Law firm to discuss best practices when it comes to apartment ownership. Steven and Mike have a vast knowledge of both CA legislation and real estate law, and are on a mission to ensure Landlords are prepared for what is next.

Prior to Covid, real estate law was already in flux given the enactment of rent control and various other policies. Within those bylaws were hidden and cryptic governances that could have easily been misinterpreted by an investor. Since then, it seems as if new laws in opposition to the rights of an owner continue to be unveiled by either the county or the state of California. Our goal is to educate all landlords on the do’s and don’ts with respect to apartment ownership so that an unwanted lawsuit does not fall in their laps.

Hedge For Inflation & Rate Hikes NOW!

As we battle Inflation, rising interest rates, a recession which seems to be on the horizon…is this all a big coincidence or a pending shift in the market?

As we prepare for our 14th annual Apartment Owners’ Educational Luncheon with me today I have Gil Figueroa, 30-year veteran of the Commercial Lending space to discuss the shift we see in the financial market and a looming problem landlords may not be considering. Be not mistaken, the market is in flux so having the right information now can save you from frustration when market pressure mounts, and more importantly, can help you make educated decisions as you manage your real estate portfolio going forward.

Will Landlords Pay Higher Income Tax in 2022?

As the Fed continues to print money how do you suppose they will pay back that debt? Historically governments tax their wealthiest citizens at an increasing rate over time as the money press keeps rolling. In other words, Landlords BEWARE!

Now more than ever we as Landlords need to mitigate our tax liability and insulate ourselves from needless expense.

Today I have the pleasure of speaking with Steve Hall of Robert Hall & Associates. Steve and his family run one of Southern California’s largest tax firms and they assist landlords every day in mitigating their tax liability. Today Steve walks us through the challenges he sees for Landlords as the market shifts and what he plans to discuss at our upcoming event. It goes without saying that, as a landlord, your ability to properly shield your rental income and equity from unnecessary taxes will make all the difference in the size of your financial legacy.

Inflation, Interest Rates, & Your Rentals

If you could have predicted the direction of the real estate market over the last 30 years what would you have done differently?

I pose that question as today on The Apartment Dealer Show we have none other than Bruce Norris. Bruce has been involved in the investment real estate space for over 3 decades as an investor, developer, hard money lender, and educator. He is most widely known for his ability to time real estate markets having predicted the decline in values in the mid 1990’s, and then predicting the rise in values in the early 2000’s, to once again predicting the collapse in 2007.

With interest rates rising, inflation soaring, and the Fed’s balance sheet exploding, Bruce has much to say about the current situation of the real estate market and the direction we are headed.

Rising Interest Rates & Rental Property – What You Need to Know

Interest Rates Rising – What Does It Mean For Landlords?

With the recent increase of interest rates this week by the Fed, and the promise to continue to raise rates 7 times this year, I want to address the question of, do interest rates directly impact investment property values? Additionally, is there a direct correlation between the Fed rate and the interest rate that a commercial bank charges for an apartment loan?

This week on The Apartment Dealer Show I address these questions and take an in-depth look at the structuring of a multi-family purchase/sale and how interest rates play a key role in an investor’s rate of return, and how rising interest rates create upward pressure on CAP Rates. (Upward does not mean a higher price in case you are wondering.)

There is no doubt that interest rates will continue to climb this year. In order to hedge inflation, the Fed has no choice but to act now and act swiftly. At the same time the Fed is in a precarious position as to not move rates too fast as to cause a recession, but at the same time not be passive to the point where we end with HYPER inflation.

The bottom line for multi-family investors is this shift we are experiencing impacts landlords of all sizes whether you look to purchase, sell, or hold investment real estate. WATCH NOW and prepare yourself for the days ahead.

Long Beach Multi-Family Investment Market 2022

Property Values, Rental Rates & Market Outlook for 2022 in YOUR Area!

If you had to guess, was last year a good year for Multi-Family Investments? Are you optimistic this year will be a good year with respect to property values, rental rates etc? Or are you convinced, similar to the stock market, that the real estate market is due for a correction?

Today on The Apartment Dealer Show, we will break down, in detail, the Multi-Family market in Long Beach & the surrounding areas.

Today we will discuss:

• What Are Properties Selling for in Your Area
• What Are the Current Rental Rates in Your Area
• Market Round Up for 2021 (Final Analysis)

And most importantly…

• 2022 Forecast for Property Values, Rental Rates, and Vacancy

Multi-Family Property Forecast – 2022

2022 – Here is Your Multi-Family Market Forecast

If you had to guess, what direction is the Multi-Family market headed in 2022? With the pressures of Inflation will rental payments begin to slow? Will Vacancies Increase? And what will Your Property be worth in the end?

Today on The Apartment Dealer Show we tackle these questions as well as take a look at our Annual Multi-Family Market Update & Forecast. To help with our market update I interviewed Jared Kadry, Director of Marketing Analytics with the CoStar Group. If you are not familiar with CoStar, they track over 5,100,000 data points and 6,000,000 properties on a daily basis making them the leading authority when it comes to multi-family analytics in the nation. What that means to you is reliable, concrete data, with no bias or emotion, to reflect on as you contemplate your investment strategy for this year.

Whether you plan to buy, sell, or hold in 2022, this information is imperative for landlords of all sizes!

Watch as Jared and I analyze what has taken place over the last 12 months in the Multi-Family market, and what direction the market is headed in 2022.

LA County Eviction Moratorium Extended

LA County Eviction Moratorium Extended & More Recent Changes to Tenant Landlord Law

Beginning with the Pandemic, California politicians have tried to abuse their power to take away Landlord’s rights. With this new year came 770 new laws signed by the governor of which, 40 affect landlords like you and I. Today local eviction attorney Mike Brennan and I look to set the record straight when it comes to Rental Increases, Tenant Evictions, and other changes to tenant landlord law.

Eviction Moratorium Extended
• The 3 Phases of the Moratorium and the 2022 calendar of change
• Under what circumstances can you evict a tenant now?
• What is the NEW process to evicting a tenant?
• How does a tenant “Self Certify” a financial hardship due to COVID?
• Can Landlords in Orange County, San Bernardino, or Riverside County evict tenants now?

Rental Increases
• Can you raise rents in LA County and by how much?
• Can you raise rents in Unincorporated LA County as of now?
• Can landlords in Orange County, San Bernardino, or Riverside County raise rents?

What about Day-to-Day Tenant Issues?
• Nuisance
• Late Rent
• Contractual Issues
• Unauthorized Occupants
• Unauthorized Pets

And…
• Discrimination in Your Rental Ads…Landlords Beware!
• The first step that you must take today to protect your properties!
• Why at least for now you will never see more than 10% Rental Increases
• Rules change for 30, 60, 90 Day Notices
• The Democrat Super Majority in California and what it means to landlords
• California to Pay for Your Tenant’s Security Deposit (From Your Taxes)
• Update to Required Emotional Support Animal Documentation
• Labor Laws & Onsite Managers
• Why Questioning Tenant Applicants About Prior Convictions May Become Unlawful
• SB649 – Local Low Income Tenant Preference (You have to hear this one!)

Watch as Mr. Brennan and I discuss how to stay ahead of the recent changes, leverage the law to raise rents now, and protect your investments from tenants who refuse to follow the rules!

CA Landlord/Tenant Law – Your 2022 Update (Part 2)

Beginning with the Pandemic, California politicians have tried to abuse their power to take away Landlord’s rights. With the start of 2022 alone came 770 new laws signed by the governor of which, 40 affect landlords like you and I. Today local eviction attorney Mike Brennan continues our discussion on all the recent changes.

Today in Part 2 of our series Mike and I discuss:

Price Gouging
• Why at least for now you will never see more than 10% Rental Increases

Tenant Notices
• Rules change for 30, 60, 90 Day Notices

Substantial Improvements
• Can you move tenants out now to renovate your rental units?

Ellis Act Under Attack

AND…

The Democrat Super Majority in California and what it means to landlords.

Watch as Mr. Brennan and I discuss how to stay ahead of the recent changes, leverage the laws in your favor, and protect your investments from tenants who refuse to follow the rules!

LA County Eviction Moratorium Extended

Today in Part 1 of our series Mike and I discuss:

What about Day-to-Day Tenant Issues?
• Nuisance
• Late Rent
• Contractual Issues
• Unauthorized Occupants
• Unauthorized Pets

And…

Why Are Landlords limited to increasing their rental rates by 10% in ALL cities regardless of the change in CPI?

Watch as Mr. Brennan and I discuss how to stay ahead of the recent changes, leverage the law to raise rents now, and protect your investments from tenants who refuse to follow the rules!

CA Multi-Family 2022 Market Forecast

Today on The Apartment Dealer Show, we will break down, in detail, the Multi-Family market here in both Los Angeles & San Bernardino Counties.

Today we will discuss:
• What Are Properties Selling for in Your Area
• What Are the Current Rental Rates in Your Area
• Market Round Up for 2021 (Final Analysis)

And most importantly…

• 2022 Forecast for Property Values, Rental Rates, and Vacancy

Multi-Family: More Cash-Flow, Appreciation & Tax Savings in 2022

Multi-Family Investments in 2022 – Which Choice Awards us More Cash-Flow, Tax Savings, & Appreciation?

In our last video, I posed the question, what is most meaningful to you as an investor; Cash-Flow, Appreciation, or Tax Savings? Said plainly, do you want more net income, more shelter from taxes, or further growth in your equity?

The follow-up question to that is, given whichever of those 3 items is most important to you, what steps can you take now to get more? More Cash-Flow. More Tax Shelter. More Appreciation.

Truth be told all three are key to fully maximizing your potential as an investor of multi-family investments, and today we are going to discuss how to do just that.

Watch now as we lay out the final steps in developing your investment strategy for 2022.

Multi-Family Investments: Buy, Sell, or Hold in 2022?

Last week we discussed what items landlords should be most concerned with (economics, politics, property values etc) as they develop their investment strategy to win in multi-family investments in 2022.

This week we continue that discussion and tackle the difficult question that is on investors’ minds, “Which path (buy, sell, hold) leads to the accomplishment of my financial goals and at the same time minimizes my risk to the conditions of the market?”

As a quick review, last week we learned property values and rental rates historically have never been better. To top it off, vacancy is at an all time low. A perfect storm for investors! So how do we leverage the current market to win financially, and at the same time avoid a misstep that could have a negative financial impact?

By the time you finish watching this week’s video you will gain a fresh perspective on how to position yourself and your properties for a profitable 2022 based on YOUR ideal financial future.

Your Multi-Family Investment Strategy for 2022

Let’s Discuss YOUR 2022 Investment Strategy!

As we begin 2022 some basic questions to consider are: Should you raise rents this year? Should you buy? Should you sell? Or, should you play it safe and just hold?

Here is what we know, property values and rental rates, historically, have never been better! Now that may seem strange given Inflation, a Global Health Concern, Interest Rates, and a half dozen other issues, but the fact remains, apartment values and rents are strong!

So what should landlords consider as they try to determine their next move in real estate?

By the time you finish watching this week’s video, you will know what to thoughtfully consider (and what to dismiss) as you strategize on how to position yourself and your properties for a profitable 2022.

CA Multi-Family Real Estate: Rental Increases & Tenant Evictions

Since the beginning of the Pandemic, a lot of misinformation was circulated regarding tenant landlord law. Unfortunately, some of that bad information came from those in the legal field. Today we look to set the record straight when it comes to Rental Increases, Tenant Evictions, and other changes to tenant landlord law.

To make sense of the new regulations and to get clear answers to the pressing legal questions landlords have today, I brought in none other than eviction attorney extraordinaire, Mike Brennan of the Brennan Law Firm.

Today Mike and I discuss YOUR questions:

Rent Increases
• If a city does not have its own moratorium currently, can you raise the rent in LA County?
• Are you able to raise the rent in the unincorporated areas of LA County as of now?
• Can owners in Orange County, San Bernardino, or Riverside County raise rents?
• Under AB 1482 unless a city has its own version of rent control is the allowable increase 5% plus CPI?

Tenant Evictions
• If a tenant did not pay rent for some period of 2020, what do you do now?
• If a tenant did not pay rent in 2021 prior to October 1st, what do you do now?
• If a tenant does not pay rent after October 1st going forward this year or even next year, what should you do?
• If a 15-day notice was served to a tenant for the Protected and Transition Periods and the tenants FAILED to return the declarations and FAILED to pay the 25% as required by AB 832, what should you do?
• Once a tenant has used up their 15 months of housingiskey.com rent, can they be evicted?
• How do you properly evict a tenant that is not paying rent nor applying for rental assistance?

And More
• What type of evictions are judges approving right now?
• If a tenant moved out and is running an Airbnb out of the unit, how do you stop them?
• If you buy a building in which the seller does not have leases and you are just provided tenant estoppels reflecting tenants are on a month-to-month tenancy, can you force the tenants to sign a new rental agreement upon the close of escrow?
• Are you able to give tenants lease addendums, for example, asking them to pay for their own water bill, or requesting them to provide proof of renters insurance? And if so, are they able to legally dispute them, or are they lawfully obligated to sign?
• What are the Covid rules for screening new applicants? What is public record and what is not?
• If a tenant is on an 11-month lease, can you give them notice of nonrenewal? Can you take back units in this fashion every 11 months if you so desire?
• Gavin Newsom extended the state of emergency, what does that mean to landlords?
• Is there a way to deal with rogue & belligerent tenants without evicting them?
• What steps can we do to protect our real estate assets given the changing economy and government regulations?

Watch as Mr. Brennan and I discuss real strategies to take back your rental units, leverage the law to raise rents now, and protect your investments from tenants who refuse to follow the rules!

Investment Real Estate – Tax Code Update

Today on The Apartment Dealer Show I have the pleasure of interviewing Steve Hall of Robert Hall & Associates.

Today we discuss:
1. What are the best/most profitable tax write offs for multi-family units?
2. How does Capital Gains tax work when you carry back private financing for the end buyer?
3. Do you think Biden’s capital gains reform and elimination of step-up basis will materialize?
4. When you complete a 1031-Exchange to a different state how do the Capital Gains work when you eventually sell that final property down the road?
5. What is the current amount one can pass to their heirs without triggering the estate tax? If estate taxes are triggered what is that percentage rate?
6. Can you avoid reappraisal of income property left to heirs due to Prop. 19?
7. What are the most important/relevant changes to the tax code slated for 2022?
8. How long can this market sustain these excessively high prices?
9. How will inflation impact the real estate market?
10. Will interest rates rise or decline in the next 12 months, and what does that mean to the economy and real estate?

DST Investments – Your Answer to Avoiding Capital Gains Tax!

Today on The Apartment Dealer Show, I sit down with Warren Thomas, president and founder of JRW Investments. JRW is an investment firm located here in Pasadena, CA that specializes in DST (Delaware Statutory Trusts) and other alternative investments. Warren and his team have helped numerous real estate investors take the guesswork out of options for their 1031-Exchange that eliminate the responsibility of having to manage properties, while at the same time experiencing an attractive yield on their investment.

Today Warren and I discuss:
• What is a DST and why should landlords consider it as an alternative to multi-family ownership?
• What kinds of properties (quality and tenant) can an investor expect to own through a DST?
• How long should an investor expect to hold a DST?
• What is the projected rate of return on investment?
• How much if any debt is procured when investing in a DST?
• Who has the decision power when it comes to matters affecting the properties held in the DST?
• Can you sell 1 investment property and invest in multiple DST offerings?
• What is the difference between investing in a Triple Net Leased property as an individual owner, versus investing in a DST with a group of investors?
• Is there any personal liability for the investor, or are they shielded from any potential lawsuit that may occur on the properties held in the DST?

Now if you are as skeptical as I was when it comes to DSTs or Triple Net Leased properties (NNN), then you owe it to yourself to get informed. I imagine you have not had the opportunity to take a deep dive into the topic as Warren and I will cover today.

What Are Multi-Family Properties Selling For In YOUR Area?

Is it hot enough for everyone out there? And speaking of heat, let’s discuss our Multi-Family market here in both Los Angeles & San Bernardino Counties. With the health crisis unfortunately ramping up again, and with an economy that is battling significant inflation, now that we have 6 months’ worth of real data, I want to update you as an investor on the state of the market.

Today on The Apartment Dealer Show we will review current multi-family property values, CAP Rates, and most importantly, current Rental Rates in YOUR area.

Today we will discuss:

• What is the direction of multi-family values?
• Current Cap Rate Trends (Net Income Relative to Sales Price)
• Highest Priced Sale Last 6 Months By Geographic Corridor

And Most Importantly.

• Current Rental Rates Broken Down By Bedroom Count in ALL Major Corridors

By the time you finish watching this video, you will have a firm grasp not only on the reality of the real estate market as it stands now, but you will be better prepared for your next purchase, sale, or vacancy.

Global Pandemic, Eviction Moratorium, & Increased Material Cost

The Real Life Pursuit of CASH-FLOW!

Over the course of 2020, I embarked on a journey to “Substantially Renovate” an 8 unit property in the San Gabriel Valley. Having purchased the property in March of 2020, I had no idea I would be up against a Global Pandemic, Eviction Moratorium, and rising Material Costs. On today’s show, I walk you through the final breakdown of how much I spent on the project, what improvements I chose to spend my money on, and the end result with respect to the increase in property value and more importantly, the HUGE increase in Cash-Flow!

Watch now as I give you the financial breakdown of my most recent remodel project which consisted of vacating an entire apartment building…during COVID! Sounds scary I know, but the financial payout is HUGE!

This is the final installment in a 4 part series as I attempt to assist those owners who avoid property renovations because they assume the process is too much hassle, they do not have the “know-how”, fear that the process is too costly, or incorrectly assume the final payout does not justify the capital investment.

What is my goal? Bottom Line – I want to help landlords obtain maximum cash-flow and exponentially grow their appreciation (especially in a rent-controlled market). Watch Now!

Lawyer Answers Top 20 Legal Questions Before You Buy/Sell

Today on The Apartment Dealer Show, we have Steven Spierer, real estate attorney par excellence with 40+ years of experience in courtroom litigation to answer the Top 20 Questions when it comes to Landlord/Tenant Relations & Real Estate Transactions. We all know lawsuits are costly, a drain on your time, and potentially economically devastating. Bottom line, you do not want the nickname of “Defendant” so WATCH NOW as Steve and I discuss:

1. Given the current health crisis, what has fundamentally changed about owning investment real estate?
2. The State Government forced landlords to house tenants for free once (the moratorium), what’s to stop them from doing that again?
3. Rent Collections: What to do with people who owe back rent or who are still non-payers if/when the moratorium is lifted?
4. As the eviction moratoriums are lifted, and tenant advocacy groups move in to protect non-paying tenants, how does a landlord put themselves in the best position to win in court?
5. Rent Control revisited, who really gets hurt in the end?
6. Landlords and the habitability issue, how do you avoid a loss in court?
7. What’s the #1 issue buyers and sellers sue each other over in a real estate transaction?
8. What is the Statue of Limitations timeframe for a seller to be sued for things like non-disclosure (hint – it is open-ended depending on buyer interpretation)?
9. Is the terminology ‘As-Is Condition’ in a purchase agreement legally binding?
10. Unpermitted (bootleg) units and the buyer’s and seller’s responsibility with respect to investigations and disclosure?
11. If a buyer attempts to cancel escrow under a loan contingency, can the seller request proof that the buyer was unable to procure financing?
12. Non-Refundable deposits, are they really non-refundable?
13. Legal advice on what due diligence documentation a buyer should request with respect to a new purchase?
14. If a seller cannot deliver clear title, does a buyer have recourse, and can the buyer force the sale?
15. The seller wants to cancel escrow because they cannot find a property to purchase as part of their 1031-Exchange, can a buyer sue for specific performance?
16. What exactly happens in mediation?
17. What type of attorney do you want by your side if you find yourself in mediation, or even worse, arbitration?
18. As an investor, what are your thoughts on signing vs not signing the arbitration agreement paragraph in a purchase agreement?
19. The purchase agreement states that arbitration is binding – Can a seller or buyer refuse and demand a jury trial?
20. What can investors do NOW to move their Financial Legacy Forward?

The next 30 minutes can save YOU hundreds of thousands of dollars from an avoidable lawsuit. WATCH NOW!

Finding Good Deals & Timing The Real Estate Market

If you had known 2020 would bring a “systemic event” to your personal and real estate investment life, would you have done anything differently prior?
• Would you have rethought how much real estate you own, or don’t own?
• Would you have adjusted your rental rates or made moves to attract a different tenant base?
• Would you have restructured the debt you carry on your properties or taken lines of credit in preparation?

On today’s Apartment Dealer Show, I sit down with Bruce Norris who has been involved in the investment real estate space for over 3 decades. Aside of being an investor, developer, hard money lender, and educator, he is most widely known for his ability to time real estate markets. Having predicted the decline in values in the mid 1990’s, and then predicting the rise in values in the early 2000’s, to once again predicting the collapse in 2007, Bruce has an uncanny ability to identify inflection points in the market.

Bruce and I discuss:
• Why did Bruce believe back in 2019 we would need to consider a potential Systemic Event in the marketplace?
• How do you identify a good deal and time the market?
• When investing in real estate is it instinct, emotion, or math that should decide?
• Capital improvements & the days of “SlumLords” are over!
• What’s the difference between a Bruce Norris loan and a shark loan?
• When investing should you favor receiving a certain percentage return on your money, or a specific dollar amount?
• Are we going to leave the current health crisis in a better position (financially) than when we entered?
• Why will Bruce not invest in California anymore?
• The truth about investing in Florida real estate.
• Identifying “your team” when venturing into real estate outside of California.
• Our real estate market is hot now…but is this going to be short-lived?

WATCH NOW as Bruce and I discuss those items affecting CA Real Estate values, and what you should be aware of as you contemplate your next real estate transaction.

Multi-Family Loans in 2021

Everything You Need to Know About Apartment Loans in 2021. Rates, Terms, & New Lender Requirements

Do you remember the good ol’ days when you could get a multi-family loan at 75% LTV, using stated income & stated assets, with little to no fees? Well, those days are long gone!

What we do have today is a mixture of large commercial banks and small credit unions who have all lowered their LTV (fewer loan dollars), increased their fees, and have a whole new set of requirements for borrowers.

How does that impact you if you are not in the market for a new loan?

While it may not affect you directly, indirectly it impacts the product you own and potentially could force CAP Rates in an upward direction which means a hit to property values. Bottom line: whether you plan to buy, sell, or hold real estate, the commercial lending market impacts you as an owner of multi-family properties.

In today’s show, I interview Gil Figueroa, a 30-year Commercial Broker Veteran, on all things multi-family loans. We cover everything from new lending requirements to the direction of interest rates, and we discuss how to maximize your profit in these turbulent times.

The next few minutes will empower you as a consumer, landlord, and investor.

Gil and I discuss YOUR questions:
• How has the landscape of multi-family loans changed today?
• How do you ensure you are getting the best rate and terms?
• What are the different requirements when it comes to a purchase loan versus a refinance loan?
• Some banks are requiring disclosures regarding tenant payment history due to the current health situation, what does that mean to the prospects of a new loan?
• How do landlords qualify for a loan based on today’s requirements (investment resume, credit score, cash reserves)?
• What’s the difference between a commercial loan and a residential loan, and why could an investor qualify for a multi-million dollar commercial loan, and not qualify for a simple single-family residential loan?
• How has the volatility in the bond market and the stock market affected commercial loans?
• How can a small change in interest rates have a big impact on commercial loans?
• What direction are interest rates headed, and should we get access to our equity now?

WATCH NOW as Gil and I discuss real strategies to leveraging your equity, ensuring maximum cash-flow, and prospering as a multi-family investor.

Tax Code Changes for Landlords

How to Protect Your Cash-Flow & Your Heirs

Ever heard the saying, “A dollar saved is a dollar earned”? Nothing could be truer when it comes to taxation and owning investment real estate. Your ability to properly shield your rental income and equity from unnecessary taxes will make all the difference in the size of your financial legacy, in multi-family investments.

Today on The Apartment Dealer Show I have the pleasure of interviewing Steve Hall of Robert Hall & Associates. Steve and his family run one of Southern California’s largest tax firms and assist investors like you every day in mitigating their tax liability. Today Steve walks us through the newly instituted Proposition 19 and other proposed changes to the Federal Tax Code.

Steve and I discuss YOUR questions:
• Cost Segregation And How It Differs From Traditional Straight Line Depreciation?
• Purchase Loan Vs Refinance Loan – How Does The Tax Deduction Differ?
• Does A Trust Or LLC Help Landlords “Get Around” The Recent Changes To The Tax Code?
• Prop 19 – Everything You Need To Know
• Is There Any Legal Entity To Hold Title In That Avoids A Reassessment Of Property Value?
• 1031-exchange To Another State, What Are The Tax Consequences?
• What Is The Proposed Wealth Tax In California?
• Lawmakers Propose To Eliminate the Step-Up Basis Rule – What Does That Mean?
• Capital Gains Tax To Double?
• Based On Today’s Political Climate, What Do Landlords Need To Know?

WATCH NOW as Steve and I discuss real strategies to shield your income, protect your estate, and prosper as a multi-family investor.

SB 91 – Tricks & Traps – Landlord’s Questions Answered

As you may know, the State of California recently passed a new piece of legislation, Senate Bill 91 (SB 91) which extends the current Eviction Moratorium that is in place, and makes other changes to the eviction/rent collection process. To make sense of the new regulations and to get clear answers to the pressing legal questions landlords have today, I brought in no other than eviction attorney extraordinaire, Mike Brennan.

Today Mike and I discuss YOUR questions:
• $25 Billion is available in landlord relief – When & how do landlords get the $$$?
• Is it mandatory that a landlord accept the government relief and agree to waive 20% of the rent due?
• Are the courts open to hear any type of eviction case and what is the timeline to see the judge?
• Are there any procedural changes within the courtrooms when hearing eviction cases?
• Aside from issues for non-payment of rent, can we evict for other issues such as nuisance right now?
• For those tenants who did not pay a portion of rent during the protected period (March 2020 – August 2020), what steps does the landlord take now to get their $$$?
• Is the tenant’s deadline to pay 25% of unpaid rent extended?
• Can a landlord evict a tenant who fails to submit the hardship declaration after the 15 day Notice?
• If a tenant did not pay rent during the transition period (September 2020 – March 2021) what should a landlord do right now?
• If a tenant for the first time does not pay rent this March 1st, 2021, what should a landlord do?
Does SB 91 Change AB 3088 (COVID Tenant Relief Act)?
• Are there new legal limitations when a landlord is screening a new applicant?
• How does a landlord collect unpaid rent once the tenant moves or they receive a judgment?
• Can landlords raise rent right now?

Unfortunately, when it comes to the current eviction laws the cards are stacked against landlords. WATCH NOW as Mr. Brennan and I discuss real strategies to take back your rental units, leverage the law to raise rents now, and protect your investments from tenants who refuse to follow the rules!

My Apartment Renovations = BIG Cash-Flow

In a rent-controlled world, how do you collect above-market rental rates when the government has determined how much your rental increase should be? The truth is, you can’t…unless you vacate a unit legally by completing “substantial improvements.”

How do you determine if a rental unit warrants substantial improvement? Through the process of my own personal rehab project, I will answer that very question, and have video cataloged the whole process for you.

In this Week’s Video, we review the progress of my most recent rehab project which is 2 weeks from completion. I walk you through the layout and finish materials as that makes all the difference in the final rental rate you can obtain!

This is the third installment in a 4 part series as I attempt to assist those landlords who avoid extreme renovations because they assume the process is too much hassle, they do not have the “know-how,” fear that the process is too costly, or incorrectly assume the final payout does not justify the capital investment.

What Can Landlords Expect in 2021?

Market Conditions Changing, New Proposed Tax Code, Extended Eviction Moratoriums

Let’s Discuss What to Do Now!

Since the beginning of the year, I have received numerous inquiries from landlords from all over the county facing various challenges and questions. So on our first official Apartment Dealer Show of the year, I will tackle 3 major topics:
• What is the state of the market today? (Rental Freezes, Vacancies, Rental Concessions, and the Extended Eviction Moratorium)
• Proposed changes to the Tax Code (What impact would these changes have on your personal finances and estate)

And most importantly…
• What should landlords do now to avoid getting caught flat-footed?

By the time you finish watching this video, you will better understand how to leverage the time, money, and energy you already have invested to position yourself and your properties for a profitable 2021.

What Will YOUR Apartments be Worth in 2021? – Episode 3

San Gabriel Valley, Inland Empire, 710 Corridor & 605 Corridor
Current Multi-Family Property Values & Rental Rates!

Today on The Apartment Dealer Show we conclude our Annual Multi-Family Market Forecast and review property values, rental rates, and market fundamentals in YOUR city!

Today we dive into:
• Overall Sales Volume in 2020 versus 2019 (Can we identify a trend moving forward?)
• What Are Multi-Family Properties Selling for in Each Corridor Based on Price Per Unit/CAP Rate?
• Tenants Are Vacating From 1-Bedroom Apartments and it is Taking a Toll on Rental Rates & Landlord Income
• Where Do You Put Your Money in 2021?

WATCH NOW because this market insight will allow you to position yourself ahead of the average investor in 2021, and beyond!

2021- Buy, Sell or Hold – Watch This First! with Costar – Episode 2

Today on The Apartment Dealer Show we move on to Part 2 of our 3-Part Series as we review 2020 multi-family sales, rental trends, and market analytics, and more importantly, take a look at our Multi-Family Market Forecast for 2021 and Beyond.

To help with our market forecast I interviewed Steve Basham, Managing Analyst with the CoStar Group. If you are not familiar with CoStar, they track over 5,100,000 data points and 6,000,000 properties on a daily basis making them the leading authority when it comes to multi-family analytics in the nation. What that means to you is reliable, concrete data, with no bias or emotion, to reflect on as you contemplate your investment strategy for the new year.

2021: Here is Your Multi-Family Market Forecast with Costar – Episode 1

If you had to guess, what direction is the Multi-Family market headed in 2021? Will Rental Payments Continue to Slow?.. Will Vacancies Continue to Increase?.. And What Will Your Properties Be Worth in The End?

Today on The Apartment Dealer Show we start our new 3-Part Series as we tackle these questions as well as take a look at our Annual Multi-Family Market Update & Forecast. To help with our market update I interviewed Steve Basham, Managing Analyst with the CoStar Group. If you are not familiar with CoStar, they track over 5,100,000 data points and 6,000,000 properties on a daily basis making them the leading authority when it comes to multi-family analytics in the nation. What that means to you is reliable, concrete data, with no bias or emotion, to reflect on as you contemplate your investment strategy for the new year.

WATCH NOW as Steve and I break down what has taken place over the last 12 months in Multi-Family, and what direction the market is headed in 2021.

Collecting Late Fees, Tenant COVID Declarations & Other Restrictions

Today we bring you the FINAL Episode of our video series with Mike Brennan, Eviction Attorney Extraordinaire on the 15 Most Common Questions Landlords Are Asking Today. If you’ve missed any previous episodes of this series, CLICK HERE [https://bit.ly/novbrennaninterviewseries] to watch those episodes now.

On today’s episode we dive into:
• Late Fees – Can you (and should you) charge the tenant at this time?
• Do current moratoriums prevent you from charging the tenant; Pass Throughs, SCEP Fees, RSO Fees, etc.
• Your tenant did not return the Tenant Declaration within 15 Days, can you evict now?
• Is Statewide Rent Control likely to be rolled back in the future?

Tenant Did Not Pay Rent, Did Not Claim COVID…Now What?

Today we bring you Episode 5 of our new video series with Mike Brennan, Eviction Attorney Extraordinaire on the 15 Most Common Questions Landlords Are Asking Today. If you’ve missed any previous episodes of this series, CLICK HERE [https://bit.ly/novbrennaninterviewseries] to watch those episodes now.

On today’s episode we dive into:
• What to do when a tenant does not pay rent, but does not claim COVID
• If you have a current eviction case what is the timeline and process to see the judge
• Your tenant did not pay the rent, should you pay the utilities?
• If you had an eviction case prior to moratoriums, how do you finally get your judgment?

WATCH NOW as Mr. Brennan and I discuss the most difficult issues facing landlords today, and discover the winning strategies you need to implement when it comes to the day-to-day management of your investment properties.

2021: More Eviction Moratoriums and Delayed Rental Payments?

Today we bring you Episode 4 of our new video series with Mike Brennan, Eviction Attorney Extraordinaire on the 15 Most Common Questions Landlords Are Asking Today. If you’ve missed any previous episodes of this series, CLICK HERE [https://bit.ly/novbrennaninterviewseries] to watch those episodes now.

On today’s episode we dive into:
• Why You Should Not Sign a 1 Year Lease…Ever
• CA’s Conflicting Eviction Moratoriums, Rent Deferment Plans, and The Conflicting Timelines of Collecting Past Due Rent
• 2021 – What to Anticipate As a Landlord When it Comes to Processing Evictions and FINALLY Collecting Past Due Rent..or Maybe Not!

WATCH NOW as Mr. Brennan and I discuss the most difficult issues facing you as a landlord today and learn the winning strategies you need to deal with the day-to-day management of your investment properties.

How to Take Back Your Rental Unit… Now!

Today we bring you Episode 3 of our new video series with Mike Brennan, Eviction Attorney Extraordinaire on the 15 Most Common Questions Landlords Are Asking Today. If you’ve missed any previous episodes of this series, CLICK HERE [https://bit.ly/novbrennaninterviewseries] to watch those episodes now.

On today’s episode we dive into:
• How to Raise Rents Beyond The Limits of Rent Control
• How to Have Your Tenant Vacate in 60 Days or Less After 1/31/2021
• Cash For Keys – Have Your Tenant Vacate in 30 Days!
• You Suspect a Tenant is Dealing Drugs on Your Property, Now What Do You Do

WATCH NOW as Mr. Brennan and I discuss real strategies to take back your rental units, leverage the law to raise rents now, and protect your investments from tenants who refuse to follow the rules!

How to Identify Problem Tenants Before You Rent to Them!

Today we bring you Episode 2 of our new video series with Mike Brennan, Eviction Attorney Extraordinaire on the 15 Most Common Questions Landlords Are Asking Today. If you missed Episode 1, which was released last week, CLICK HERE [https://youtu.be/ZTSvHHrKK1s] to watch now.

On today’s episode we dive into:
• Discrimination Based on Income Source – You Can Be Sued
• Meet Your New Favorite Tenant – The Essential Worker
• How to Know if Your Tenant May be Laid Off In the Event of Another Lockdown
• Should You Rent to a Tenant That Gets Paid in Ca$h
• Properly Documenting Tenant’s Breach of Contract to Win in Eviction Court
• Retaliation – The Newest Trap Tenants Are Setting for Landlords

As I have said before, unfortunately, many tenant management problems are self-induced by the landlords themselves. Not being selective in picking the right tenants, not screening potential tenants properly, poorly written rental contracts, etc… WATCH NOW as Mr. Brennan and I lay out the best practices for dealing with potential tenants/current tenants and you will not only save yourself wasted time dealing with difficult tenants, but will also avoid unnecessary headaches along the way!

The NEW Rules of Screening Tenants & Filling Vacant Units

I could not think of a better way to say thank you to our clients and viewers than to begin a new video series with Mike Brennan, Eviction Attorney extraordinaire on the 15 Most Common Questions Landlords Are Asking Today. Over the coming weeks we will discuss:

• Best practices when screening tenants given recent eviction and rent collection regulations
• Can You evict a tenant due to substantial improvements right now
• What reasons can you use to evict your tenant… today
• The Federal Government, the State, and some Counties have their own eviction regulations, which ones do you follow

Today we dive into screening new tenants when filling a vacancy. As tenants vacate rental units running from obligations with a past landlord, you need to make sure you are not taking on someone else’s non-paying tenant! But how do you do that if the previous landlord is not helpful? How do you verify employment and consistency of work hours given COVID? Basically, how do you ensure your cash-flow does not miss a beat?

Building a Financial Legacy in Multi-Family Properties – Pillars Summary

Are Your Multi-Family Investments Ready for 2021 & Beyond? As we launch into 2021, and as you continue to build your Financial Legacy in real estate, I encourage you to outline a plan of action that is centered around growth and increased cash-flow. If you are unsure how to do this, or are reluctant given rent control and all the new regulations that have been put in place this past year, this is where information is key.

I personally have experienced the financial rewards of apartment ownership, and I believe it should not encompass the usual tenant headaches or strain on your personal time. Additionally, I have worked with some of Southern California’s largest apartment investors and have had the rare opportunity to gain insight as to how they approach real estate investing. Not to mention the hands-on experience I have had over the last 15 years helping numerous investors amass a fortune by advising them through the 1031-Exchange process and other investment strategies.

Building a Financial Legacy in Multi-Family Properties – Pillar 3

Today on The Apartment Dealer Show we discuss the final pillar of the 3 Pillars of building your multi-family financial legacy, Preparing for Tomorrow. We tackle one of the most frequently asked questions when it comes to real estate ownership, “How does an investor exit real estate with the least amount of tax exposure?” We also discuss an equally tough topic, which is, the important questions you need to discuss with your heirs in order to avoid a war among your children (heirs,) when it comes to the distribution of your properties, and the subsequent cash-flow.

Whether you are in your “golden years” of investing or currently hold the first, of what you plan to be many properties in the coming years, the old adage applies, Begin With The End in Mind! A time awaits when our heirs will inherit our properties, or, the day is approaching when we will “hang it up” and ride off into the sunset…and there are various avenues and strategies available to ensure we do so efficiently and remain financially sound.

Building a Financial Legacy in Multi-Family Properties – Pillar 2

Today on The Apartment Dealer Show we will discuss the 2nd of the 3 Pillars when it comes to building your financial legacy in multi-family investments…I am talking about Growth. Growing Your Portfolio Size, Growing Your True Net Income, and Growing Your Appreciation, all while not investing any more money, or any more time!

Let’s be honest for a moment, we all want more of the good stuff that comes from owning multi-family properties, like Cash-Flow, Tax Savings, etc! If not, then why would we risk our money, or invest our time? The question is, how do we get more of the good stuff without exposing ourselves to risk or loss?

If up to this point your “real estate plan” has simply been based on knowing more money is coming in, than is going out, or if you have held onto a particular property because you believe “no other property (or tenants) are like mine,” or if you catch yourself saying things like “you can not make money in this market,” or “1031-Exchanges are too risky,” or even worse, “even if my situation is not ideal I’d rather not hassle with change,” then today’s episode if for YOU!

Building a Financial Legacy in Multi-Family Properties – Pillar 1

Today on The Apartment Dealer Show we will discuss the 1st of the 3 Pillars when it comes to building your financial legacy in multi-family investments…I am talking about Maximization. Maximizing your Rental Rates, Maximizing the growth of Appreciation in your properties, and Maximizing your Tax Deductions.

In light of the current challenges of owning investment real estate, the majority of the questions I receive from investors like you go something like:
• With rent control now the law of the land, how do you increase your yearly net-income?
• How do landlords eliminate the complexity and risk of growing their real estate portfolio?
• Given an imminent shift in the real estate market, how do investors protect your current equity?
• Essentially…How do you ensure you are fully maximizing your potential as a real estate investor?

It all boils down to addressing what I call: 3 Pillars of a Financial Legacy

By the time you finish watching this video, you will better understand how to increase your monthly cash-flow, increase the value of your properties, and take advantage of more tax savings along the way!

California Multi-Family / Apartment Market 2020 Update

What direction is the multi-family market headed in California? With Rental Payments Slowing, Vacancies Rising, and New Legislation in Place Hindering Landlords from Collecting Back Due Rent, rough waters are ahead for investors.

To help give investors and landlords insight as to what is currently taking place in the California apartment market with us today on The Apartment Dealer Show we have Steve Basham, Managing Analyst with the CoStar Group. CoStar is the leading authority when it comes to commercial market analytics throughout the nation as they track 5,100,000 data points, and 6,000,000 commercial properties on a daily basis.

WATCH NOW as Steve and I discuss those items affecting CA Investment Real Estate values, and what you should be aware of as you contemplate your next real estate transaction.

AB 3088 Episode 4 Guidance & Tips for Landlords

Today we share with you our final segment of our interview series with Mike Brennan of the Brennan Law Firm and our discussion of AB 3088 otherwise known as the Tenant Relief Act of 2020. (If you missed any of the first 3 segments Click Here to watch now.)

Today Mike and I discuss the remaining key points of the law that you need to be aware of:
• Unlawful Detainers – No Longer On Your Tenant’s Credit Report?
• Commercial Tenants – Do the Same Protections Apply?
• Proof of Income – Extremely Important to Win in Court!
• The Eviction Court Process As We Know May Never Be The Same

I hope all your tenants are behaving and paying, but with many predicting a downturn in the economy in the months ahead, tenants may find themselves in an economic hardship and we as landlords need to be prepared for worst case scenarios. Bottom line, owning and managing properties here in California has changed forever. Be proactive now and arm yourself with the information you need in the event you find yourself in eviction court. WATCH NOW!

AB 3088: Tenant Relief Act of 2020 – What You Need to Know Ep3

Today we continue our interview with Mike Brennan of the Brennan Law Firm and our discussion of AB 3088 otherwise known as the Tenant Relief Act of 2020. (If You Missed Segment 2 Click Here to watch now.) This is California’s newest attempt to but the financial burden of tenants on the backs of landlords.

Today we outline some of the most restrictive clauses of the new law such as:
• Tenants to delay ALL rental payments until 1/31/2021 (And then only pay you 25% of what is owed)
• How do you collect the remaining 75% of past due rent?
• On what grounds can you evict tenants TODAY?
• Landlords beware you can be found guilty for retaliation
• How to create a payment plan with your tenants on your terms

I hope your rent collections up to this point have been 100%, but new study finds that September was recorded nationally as having the lowest level of rent collection during the entire pandemic. Bottom line, tenant’s reserves and job prospects are fading. Be proactive now and arm yourself with the information you need in the event you find yourself in eviction court. WATCH NOW!

AB 3088: Tenant Relief Act of 2020 – What You Need to Know Ep2

Today in our second installment of my interview with Mike Brennan of the Brennan Law Firm we continue our discussion on the new AB 3088 otherwise known as the Tenant Relief Act of 2020. What’s in this new bill? A whole list of new provisions put in place to give tenants every opportunity to stay in your rental unit, in the event of non-payment of rent, up until February 1, 2021.

Watch Now As I Interview Eviction Specialist Mike Brennan. As if legislation in recent months has not been confusing enough, this new law only adds to that confusion.

How So?
• Tenant Declarations – New form required to be given to non-paying tenants that allows the tenant to serve as their own proof of economic hardship
• 15 Day Notices have now replaced 3 Day Notices and require completely new language to be used
• Non-paying tenants who make more than $100,000 still have an opportunity to not pay you your rent

Over the coming days Mike Brennan, eviction attorney extraordinaire, will continue to break down everything you need to know when it comes to dealing with tenants who have not paid rent, and will discuss how to increase your odds of a victory in eviction court.

Eviction Process Completely Changed By California Lawmakers

The long awaited Eviction Moratorium that was put in place in March of this year has expired, and with many other individual moratoriums expiring simultaneously, what do landlords do next? Unfortunately California lawmakers have passed a new law which makes it so that you may not see any back due rent until February 1, 2021…and your tenants may only pay 25% of the rent due from now until next year.

Watch Now As I Interview Eviction Specialist, Mike Brennan

The state of California has just passed AB 3088 also known as The Tenant Relief Act of 2020. As if legislation in recent months has not been confusing enough, this new law only adds to that confusion.

How So?

• The courts will now begin processing evictions for some tenants, but not others
• Landlords can now ask for proof of economic hardship from tenants, but that comes with a pre-qualifier that they be deemed a “high income tenant”
• And the real kicker…tenants can pay as little as 25% of their rent due for the coming months.

Today we begin our Video Series with Mike Brennan, of the Brennan Law Firm. Mike has been an eviction attorney for over a decade and brings his courtroom experience to the table as he and I unpack this new law. Over the coming days we will break down everything you need to know when it comes to dealing with tenants who have not paid rent, and how to increase your odds that you win in eviction court.

2021 – What Will Your Apartment Building Be Worth?

In our 4th and final segment of our interview with CoStar Group we discuss, what does the year 2021 (and beyond) mean for multi-family investors, multi-family values, and multi-family rental rates? While there are some turbulent times ahead, it is not what you might think.

Watch NOW and get the facts you need as you contemplate how to pivot your real estate portfolio in order to capitalize on the market cycle ahead.

We thank Steve and CoStar Group for being generous with their time, and for sharing their market insights typically reserved only for paid subscribers.

In the next 24 Months whether you plan to Buy, Sell, Exchange or Hold, my intent is that this information helps you to determine your next move based on facts, not emotion, or even worse, some broker’s sales pitch.

WATCH NOW as Steve and I discuss predictions for 2021 and what that means for the Multi-family Market.

Current Economy = HUGE Drop in Multi-Family Sales

CA Closes March 20th… Multi-Family Sales Volume Falls, Transactions Slow & Landlords Grow Tired

In our 3rd segment of our interview with CoStar Group we get right to current sales volume and discuss sales transactions in your neighborhood over the last 3 months. If you missed the first 2 installments of this interview click here [http://bit.ly/2020costarinterviewseries] now to view.

CoStar is the leading authority when it comes to Multi-Family market analytics in the nation as they track 5,100,000 data points, and 6,000,000 properties on a daily basis. In other words, there is no better source of tracking the market if you own apartments!

Whether you plan to buy, sell, or hold, you need factual information, and not emotion, to determine your next move.

WATCH NOW as Steve and I discuss those items affecting CA Real Estate values, and what you should be aware of as you contemplate your next real estate transaction.

UPDATE: Rental Rates Drop 11% in Parts of LA County!

In our 2nd segment of our interview with CoStar Group we discuss the sudden fall in asking rental rates, why landlords are starting to offer concessions (i.e. free rent) for the first time since 2010, and where tenants are migrating since the pandemic. Should one of your units become vacant in the coming days, strategy is key to obtaining the most aggressive rent possible, while at the same time being cautious not to give the unit away as you will have to tackle rent control restrictions going forward. WATCH NOW!

Whether you plan to buy, sell, or hold, you need factual information and not emotion to navigate this market.

WATCH NOW as Steve and I discuss those items affecting CA Real Estate values, and what you should be aware of as you contemplate your next real estate transaction.

Let’s face it, in light of recent events life has changed as a Landlord.

Bottom Line – As Landlords, we need to know how to deal with the crisis at hand, design a game plan to mitigate our losses, and prepare for the opportunities that exist in the days ahead!

What Direction is Multi-Family Headed? No Vaccine In Sight, Rental Payments Slowing & Vacancies Rising?

If you had to guess, what direction is our Multi-Family market headed? Are you Optimistic or Pessimistic about what the future holds for Landlords in CA?

Today we answer the question of, what is exactly happening right now in the Multi-Family market, with real life facts and stats. No opinions! No emotions!

With us today on The Apartment Dealer Show we have Steve Basham, Managing Analyst with the CoStar Group. CoStar is the leading authority when it comes to market analytics in the nation as they track 5,100,000 data points, and 6,000,000 properties on a daily basis.

In order to get the facts straight, today on Episode 1 of our 4 Part Series we dive into what was the trajectory of the market prior to the Pandemic. This will help lay the ground work for the rest of our discussion as we tackle Rental Rates, Vacancy Rates, Tenant Concessions, and Property Values.

Whether you plan to buy, sell, or hold, recent events will impact landlords of all sizes.

WATCH NOW as Steve and I discuss those items affecting CA Real Estate values, and what you should be aware of as you contemplate your next real estate transaction.

How Do Savvy Investors Calculate Their Rate of Return Based on Purchase & Exit Price?

Welcome back to 5 Minute Multi-Family. Today we will discuss what Internal Rate of Return (IRR) is and how to calculate it. Internal Rate of Return is a tool used to calculate your overall return from the day you purchase an investment property, to the day you plan to sell that investment. Aside from calculating your yearly cash flow (very important), IRR will inform you of your overall rate of return as it also includes your estimated sales price at the end of your planned holding period. This is an advanced tool used by savvy investors to understand the overall picture when purchasing a Multi-Family Investment. Download the IRR Calculator here: http://bit.ly/irrcalculator 5 Minute Multi-Family is a weekly video series where my team and I help you, the investor, understand the major markers of evaluating a multi-family asset. If you missed a prior installment click here [https://bit.ly/5minutemultifamily] to watch those videos now.

Is Your Rate of Return = To Your $$, Time & Energy Invested? How To Calculate Your Cash on Cash Return?

Top of the morning to you and welcome back to 5 Minute Multi-Family. Today we discuss my favorite topic when it comes to my own investment properties, calculating your Cash on Cash Return. Think of it like this, you have put up your hard earned capital to purchase an investment property, you take on the risk that comes with being a multi-family landlord, you have your time and energy invested managing the asset, so, how much are you really making at the end of the day? Let’s do the math and see what our true rate of return is.

5 Minute Multi-Family is a weekly video series where my team and I help you, the investor, understand the major markers of evaluating a multi-family asset. If you missed a prior installment click here to watch those videos now.

In the coming weeks, we will continue to discuss the most common questions we get when it comes to the day to day management of multi-family properties…and tenants!

Rental Rates & Security Deposits, do the Seller & The Tenants Agree on the Facts?

Welcome back to 5 Minute Multi-Family. Today we follow up on last week’s video where I discussed how to audit the rents on a prospective purchase (CLICK HERE TO WATCH THAT EPISODE NOW). Today we take it a step further to discuss the documentation you need as a buyer to confirm the tenants and the seller of the building you are looking to purchase agree on the rental rates and the security deposits.

In the coming weeks, we will continue to discuss the most common questions we get when it comes to the day to day management of multi-family properties…and tenants!

Agent’s Inflated Marketing Package Vs. Seller’s Actual Unit Mix & Rent Roll
Can You Find The Discrepancies?

Thus far on 5 Minute Multi-Family, we have covered Capitalization Rate (CAP Rate), Gross Rent Multiplier (GRM), and Price/Unit & Price/ Square Foot. This week we move on to examining Unit Mix & Rent Roll (the bedroom/bathroom composition of a property with the corresponding rental rates). We also dive into discussing how to examine a rent roll versus the actual rental leases to identify any discrepancies.

In the coming weeks, we will continue to discuss the most common questions we get when it comes to the day to day management of multi-family properties…and tenants!

Multi-Family: Calculating Price Per Unit & Price Per Square Foot

Price Per Unit & Price Per SqFt – Let’s Discuss The 2 Remaining Major Markers of Determining Your Property’s Value.

I hope you had an opportunity to watch our earlier installments of 5 Minute Multi-Family where thus far we have covered Capitalization Rate (CAP Rate) and Gross Rent Multiplier (GRM). This week I explain the remaining 2 markers of determining the value of a multi-family investment, Price Per Unit & Price Per Square Foot.

In the coming weeks, we will continue to discuss the most common questions we get when it comes to the day to day management of multi-family properties…and tenants!

How Investors Calculate Gross Rent Multiplier (GRM)

This week on 5 Minute Multi-Family my partner, Deepen Shah will break down for us what GRM is, and why it is important when analyzing an investment property. WATCH NOW as we break down for you once and for all how to calculate GRM.

5 Minute Multi-Family is a weekly video series where my team and I help you, the investor, understand the major markers of evaluating a multi-family asset. Last week we discussed Capitalization Rate (CAP Rate).

In the coming weeks, we will also discuss the most common questions we get when it comes to the day to day management of multi-family properties…and tenants!

How Do You Calculate Cap Rate?

The only question I get asked more than, “Hey Kris can you cut your commission?” 😂 is “What is a CAP Rate?” You would think only novice investors are puzzled in calculating a CAP Rate but oftentimes that question is coming from a seasoned investor who either has been too embarrassed to ask someone along the way, or never took the time to find out for themselves.

So I was inspired to create 5 Minute Multi-Family, a weekly video series where my team and I are going to break down the major markers an investor would use to evaluate a multi-family asset. In the coming weeks, we will also discuss the most common questions we get when it comes to the day to day management of multi-family properties…and tenants!

WATCH NOW as I break down for you once and for all how to calculate a CAP Rate.

I hope you find this video informative and helpful! Be sure to forward this video to anyone that might benefit from the information (like that one child who doesn’t take an interest in the family business, but yet it paid for their college).

In this Week’s Video, we review the progress of my most recent rehab project which is 2 weeks from completion. I walk you through the layout, finish materials, and discuss which options yield the highest rental payouts!

This is the second installment in a 4 part series as I attempt to assist those landlords who avoid extreme renovations because they assume the process is too much hassle, they do not have the “know-how,” fear that the process is too costly, or incorrectly assume the final payout does not justify the capital investment.

Is the Sun Setting on CA Apartment Values?

Is it a Buyer’s or Seller’s Market? What Direction is the Real Estate Market Headed? Corona Virus Round 2, New Rent Control Law on November Ballot, & Unemployment Expires in July

Are you aware we have 3 major milestones ahead of us:
1. Federal Unemployment Benefits Expires July 31
2. New Statewide Rent Control Bill on November Ballot calls for stricter provisions than current law
3. Corona Virus round 2 in the Fall (or earlier given recent reports)

– Here is the million-dollar question – What will this all mean to Apartment Values?

Whether you plan to buy, sell, or hold real estate, the fact that is these current issues will impact landlords of all sizes.

In Today’s VIDEO, we have Bruce Norris, one of Southern California’s most notable real estate Market Forecasters and educators, to share his insights on:
• The current state of the California real estate market
• Why our state’s population is migrating elsewhere at a significant rate
• Why home values are suffering and what that means to apartment values
• And whether there are any signs of a positive market correction in the near future

Update: All Tenant Eviction & Rental Collection Rules

Market Update: Tenant Evictions, Rent Collection & Day to Day Tenant Interactions

Beginning in mid-March and up until this very day, our Governor, Mayors of various cities, individual City Municipalities, and not to mention, the Judicial Council, continue to change the rules on rent collection and tenant evictions. Currently, there is a NO EVICTION POLICY which prohibits tenant evictions for any reason starting 90 Days AFTER the Governor determines to end the current State of Emergency Order for the state. Trouble is, the order has no expiration date!

Additionally, there is currently proposed legislation that would give all tenants in California up to 15 months to pay back due rent, and other proposed legislation that would order commercial property owners to forgive early termination of leases. The madness just does not stop!

In Today’s Video, I interview Mike Brennan, Real Estate Attorney & Eviction Specialist, to help us make sense of all the various changes that have taken place in the last 3 months, and to give landlords insight how to navigate these uncharted waters.

Will This Remodel Yield Above Market Rents? The Real Life Pursuit of CASH-FLOW!

In this Week’s Video, I walk you through the beginning stages of my most recent remodel project. This project started just prior to the Pandemic, and that made the process that much more interesting.

Pray As if Everything Depended on God, and Work as Though Everything Depended on Man – St Augustine In 2007 I went from being a pizza delivery boy to a multi-family real estate agent, and by 2009 became a multi-family investor. As a father of 7 children with 1 on the way (yes I know what causes it) I, like many of you have had to grind and sacrifice my time and my money to be able to provide the lifestyle of my choice for my family. Not to mention being able to serve hundreds of multi-family landlords as personal clients in that same amount of time. Today I share that story. Two weeks ago I was interviewed on the Wild West Real Estate Podcast and shared more of my personal journey than I ever have in the past. You can WATCH NOW as we discuss: • The Real Estate Market Past & Present • My Investment Philosophy That Has Led to a 10+% Return on Investment for My Personal Properties • Wisdom I Have Received From Some of Southern California’s Largest Multi-Family Owners • Why Cash-Flow is King and Can Be Achieved Regardless of the Economic Cycle And Much More…

In the middle of a health pandemic, a shifting real estate market, and with tightening lender requirements, can you not only complete a 1031-Exchange, but will you end up in a better financial position?

WATCH NOW as I interview a local apartment investor who just completed his 1031-Exchange 2 weeks ago, and from start to finish it took less than 2 months to complete. More impressive is the fact he found his new property (what we call the up-leg property) in the EXACT neighborhood he wanted (location), for under market value (right price) and increased his total number of units owned (exponential growth). That is how you create a Financial Legacy!

He and I discuss:
1. The exact step-by-step process to his success
2. How to structure a deal in light of the current health pandemic
3. How to be a proactive buyer that sellers want to work with
4. How to pick your team of advisors for the journey|
And Much More…

Achieve a 14+% Return in Multi-Family Investments…Learn How Today!

In a rent-controlled world should you go through the energy and the expense of vacating tenants, or should you be happy with the regulated Rent Cap Increases? It depends on your target rental rate and your target tenant clientele.

In this Week’s Video, I give you the financial breakdown of my most recent remodel project which consisted of vacating an entire apartment building! Sounds scary I know, but the payout is HUGE!

This is the final installment in a 4 part series as I attempt to assist those owners who avoid extreme renovations because they assume the process is too much hassle, they do not have the “know-how”, fear that the process is too costly, or incorrectly assume the final payout does not justify the capital investment.

Today we wrap up answering YOUR Top 15 Questions given the current crisis of trying to manage rental properties amidst the pandemic. For nearly 2 months the way landlords manage their rental properties has been affected, either by the economic fallout of the current health crisis, or the politicians who have issued a full assault against landlords. Either way, you still have to manage the day to day operations of being a landlord and this information will help you do just that!

In Today’s Show, both myself and Deepen Shah, Investment Associate here at The Apartment Dealer, continue answering your questions on all things multi-family. (If you missed Part 1 click here to watch now!)

In TODAY’S VIDEO we cover:
• Market Rent in a Post Pandemic Era?
• What Can You Do as an Investor That Your Future Self Will Thank You For 5, 10, and 15 Years From Now?
• How to Gain an Additional 60-120 Days in Addition to the Traditional 180 Days for Completing a 1031-Exchange
• Buy, Sell, Hold, Hide… What Are Multi-Family Investors Contemplating Right Now?
And Much More…

15 Multi-Family Insider Tips to Help Landlords Succeed Now! – Part 1

Today in Part 1 of our 2 Part Series, we address YOUR Top 15 Questions given the current crisis of trying to manage rental properties amidst the pandemic. For nearly 2 months the way landlords manage their rental properties has been affected, either by the economic fallout of the current health crisis, or the politicians who have issued a full assault against landlords. Either way, you still have to manage the day to day operations of being a landlord and this information will help you do just that!

In Today’s Show, both myself and Deepen Shah, Investment Associate here at The Apartment Dealer, take your questions on all things multi-family. We have the same concerns every other landlord has, both for our clients, and for our personal investments. Being connected with some of the most successful investors in the multi-family business, coupled with the network of industry leading advisors whom we seek counsel from continuously, it’s with that insight that we address your questions today.

In TODAY’S VIDEO we cover:
• How Do You Manage Cash-Flow On Leveraged Properties During This Health Crisis?
• Creative Ways to Collect 100% of Your Rental Income
• Should You Fill Vacant Units or Wait for Executive Orders to be Lifted?
• Has the Market Been Impacted and Why?
And Much More…

Landlords Need Cash Reserves As Banks Tighten Lending
Cash is King & The Cure For Landlords Facing Issues From Corona Virus

Corona Virus Taking a Toll On Commercial Banks…and Indirectly Impacting Landlords of ALL sizes.

With the slow down of the economy over the last 30 days landlords are being impacted in a number of ways from delayed rent payments to issues processing evictions. One issue also impacting landlords, but maybe not so obvious, is the fact the landscape for commercial loans has changed dramatically. Overnight many banks have increased their rates by 1%, cut loan amounts drastically, and changed the fundamentals of how much cash reserves they require a borrower to have in the bank.

How does that impact you if you are not in the market for a new loan?

It impacts the product you own and will force CAP Rates in an upward direction which means a hit to property values. Bottom line- whether you plan to buy, sell, or hold real estate, the commercial lending market impacts you as an owner of multi-family properties.

In today’s show, I interview Gil Figueroa, 30-year Commercial Broker Veteran, on all things multi-family. We cover everything from the new lending requirements, problems with forbearance agreements, to ensuring you maximize profits in these turbulent times. The next few minutes will empower you as a consumer, landlord, and investor.

In TODAY’S VIDEO we cover:
• Why have commercial banks increased their interest rates and what can that tell us about the economy
• How the new terms to qualify for a commercial loan will impact property values
• How much cash reserves you must have in the bank not only to qualify for a loan, but to ensure you can weather the storm ahead
• Why you should avoid forbearance agreements at all costs
And Much More…

Government Gives Away $3 Trillion Dollars – How Much of This $$$ Will Help You?

Over the last month, the government has injected a tremendous amount of cash into the economy, an effort not seen since 2008 when we experienced the Great Recession. As multi-family investors struggle with non-payment of rents over the coming months, how much, if any of this money will assist YOU?

In TODAY’S VIDEO, I interview Steve Hall who runs one of Southern California’s largest tax firms. Steve walks us through the possible loan scenarios you may qualify for included in the new Government Aid, and how to MAXIMIZE your tax savings in 2020.

We Discuss:
• CARES Act – Do Landlords Qualify for Government Loans & How Do You Apply?
• How to Utilize a Net Loss in 2020 to Get a TAX REFUND From Years 2015-2019!
• How to Restructure Your Stock Portfolio to pay 0% Gain When the Market Rebounds!
• Will Quantitative Easing Cause Hyperinflation for our Economy?
And Much More…

Let’s face it, in light of recent events life has changed as a Landlord. Tenants have suffered substantial job loss given the recent economic crisis, which in turn is causing a loss of rents for landlords. Not to mention all the various other items that will impact landlords such as no eviction policies, tumbling property values, and rising interest rates.

Bottom Line – As Landlords, we need to know how to deal with the crisis at hand, design a game plan to mitigate our losses, and prepare for the opportunities that exist in the days ahead!

Courtrooms Say No Evictions Until September…Landlords Can You Wait 6-12 Months for Rent?

If you have not heard, the Judicial Council of CA has stated no Eviction Cases will proceed in the courts until 90 Days AFTER the Governor ends our quarantine. Dennis Block, Eviction of 40+ Years has recommendations on how to deal with the situation at hand (and it does not include laying down and being pushed around.) In TODAY’S VIDEO Dennis and I Discuss:
• Should a Landlord Start an Eviction Proceeding For Non-Payment of Rent?
• How Do Landlords Collect Past Due Rent if the Government Says NO Payments Are Due for 6-12 Months?
• Given the Backlog in the Courtrooms, Could Landlords Go Up to A Year With No Cash-Flow?
• Thousands of Eviction Cases Are on Hold – How Do You Get Your Case to the Front of the Line?
• And Much More…

As if these times were not hard enough, now that many tenants have lost their jobs, the government wants to put the financial burden on the backs of landlords. Where is the government aid for Landlords?

Bottom Line – No one is coming to save your apartments.

Landlords need to get educated on how to deal with the crisis at hand, have a team of professionals that can assist them, and a game plan to implement now.

Last week the Judicial Council of California enacted a NO EVICTION POLICY which prohibits tenant evictions for any reason starting from today, until 90 Days from AFTER the Governor determines to end the stay at home order that is currently in place. (read the full article here). Meaning, if our Governor lifts the stay at home order on May 1st, NO Evictions will be processed until September 1st!

If that was not bad enough there currently is a proposed assembly bill, AB 828 (read the full bill here) which would allow judges to demand you lower your rental rates by 25%.

In Today’s Video, I interview Steven Spierer, Real Estate Attorney of 40 years and investor of 2,000+ multi-family units, to help us make sense of the assault that is being brought forth by politicians against Landlords. Today we discuss:
• How Do Landlords Proceed With an Eviction in Light of the New Judicial Order?
• How Do You Deal Legally & Ethically With Tenants Who Try To Use The No Eviction System Against You the Landlord?
• How Do You Communicate With Tenants, Service Vendors, and Rent Vacant Units Legally While There is a Social Distancing Rule in Place?
• Can a Landlord Get Sued if a Tenant Claims They Contracted The Corona Virus From a Property Amenity Such as the Laundry Room?
• And Much More…

We are technically only on Day 22 of the statewide “Stay at Home Order” and Landlords are already feeling the effects. In Today’s VIDEO, I discuss the current condition of the Multi-Family Market and share with you some Landlord Resources. Visit this link to access the resources.

Given the current economic crisis, I understand the next 2-3 months (hopefully not longer) will be rough for landlords as they compete to collect rent while their tenants may be out of work. As a landlord myself I am going through the same struggle, and today I give you access to the information and resources that are being shared with me from the leading authorities in the marketplace.

Now more than ever factual market data, combined with a personalized investment game-plan, is key for landlords. In today’s video, I cover:
• What do Apartment Sales from the last 3 weeks tell us about Market Direction?
• State Of California Bans ALL Evictions (For Any Reason)
• Landlord Resources & Strategies to Protect Our Investments
• Tenant Resources (The More $ They Have The More Likely Your Rent is Paid)
• And Much More…

If Your Tenants Are Out of Work Until June 1st How Do You Collect Rent?

With the current hysteria surrounding the Corona Virus, and as supermarket shelves still struggle to stock everyday supplies, both the State and the Nation have made moves to protect tenants from evictions. Most recently the Governor of California, Gavin Newsom announced a 90 Day Ban on Evictions in effect Until June 1st. Read the full article here.

So the question is, what do landlords do with tenants who seek protection under this Moratorium and fail to pay rent? Now, of course, there are legal ramifications for tenants and last week I sent you videos from two real estate attorneys on how to tackle the legal side of this issue.

In Today’s VIDEO, I want to share some practical advice to ensure you do not go the next 2 months with no cash-flow. I explain what I am doing with my personal rental properties to make sure I collect at least 80% of the rent or more, and it actually has tenants paying rent early for April! Click here to download the letter.

2020 Apartment Owners’ Educational Luncheon
As the Corona Virus Pandemic began to overtake the nation, and as the State of California announced a 90 Day Moratorium Against Tenant Evictions, I brought together some of the brightest minds in the real estate industry to conduct a Live Educational Webinar to address the current economic crisis and to discuss all things relating to Multi-Family Ownership.

Our Panel of Presenters:

• Kris German – Multi-Family/Apartments Specialist
• Dennis Block – Real Estate Eviction Attorney (200,000+ Evictions)
• Steven Hall – Real Estate Tax Consultant & Investor
• Steven Spierer – Real Estate Attorney, Radio Show Host & Investor
• Gil Figueroa – Commercial Mortgage Lender & Investor
• Bruce Norris – Market Forecaster and Investor

In 2008 many people were wiped out financially. They lacked the right information and made all the wrong decisions. They had fallen victim to the emotion in the market and put reason aside. In this Video Series we discuss what is the reality in the marketplace, fact vs fiction, how do you prepare, and what opportunities lie ahead. Our panel of experts have several decades of experience, in various real estate cycles, and they share their knowledge and insights with you in this video series.

2020 Apartment Owners’ Educational Luncheon
Landlords this is your survival guide amidst the current economic issues we face. In this video Dennis Block, Real Estate Attorney & Eviction Specialist offers his advice on how to deal with the issues that will surely rise on April 1st as a landlord to collect rent. Let’s face it, in light of recent events, life is going to change as a Landlord. Tenants are going to lose jobs given the recent economic crisis, which in turn is going to cause a loss of rents for landlords. Not to mention all the various other items that were already making apartment ownership difficult.

With the current hysteria surrounding the Corona Virus, and as supermarket shelves grow empty of everyday supplies, both the State and the Nation have made moves to protect tenants from evictions. Most recently the Governor of California, Gavin Newsom announced a 90 Day Moratorium on Evictions. Read the full article here.

2020 Apartment Owners’ Educational Luncheon
In this video Steven Spierer, Real Estate Attorney of 40 years and investor of 2,000+ multi-family units offers his advice on how to deal with the issues that will surely arise from the current economic situation such as:
• What if a Tenant sues you claiming the cleanliness of your property caused them to catch the Corona Virus?
• Can you use security deposits to cover lost rent during this timeframe?
• What if you started an eviction before the Eviction Moratorium, now what?
• And Much More…

2020 Apartment Owners’ Educational Luncheon
In today’s VIDEO, we have Bruce Norris, real estate market forecaster and investor of 4 decades, weigh in on the state of the market given the current pandemic.

In this video, Bruce offers insight regarding:
• Direction of the Market Given Capital Market Issues
• Will this be a minor setback in the economy or an economic Recession, or even worse, a Depression
• Interest Rates headed Up, Down, Sideways?
• And Much More…

2020 Apartment Owners’ Educational Luncheon
Last week the government injected a tremendous amount of cash into the economy, an effort not seen since 2008 when we experienced the Great Recession! So what is in the fine print for landlords?

In today’s VIDEO, we have Steve Hall, certified EA & CPA, who runs one of Southern California’s largest tax firms. Steve walks us through the implications for landlords of the government’s actions as well as:
• Extension of Tax Filing Deadlines
• How to Maximize Your Tax Savings From Losses in Your Stock Portfolio
• Will The Government Suspend Payroll Taxes
• Potential Carry Back of Net Losses
• And Everything Else You Need to Know about the “Trump” Tax Code Given today’s Economic Circumstances

2020 Apartment Owners’ Educational Luncheon
Whether you plan to buy, sell, or hold real estate, the fact that the government has stopped the entire economy for an extended period of time is going to impact landlords of all sizes. In today’s video, we have Gil Figueroa, commercial loan broker and capital market advisor of 3 decades, who weighs in on the state of the market given the current pandemic.

In this video Gil offers insight regarding:
• Direction of the Market Given Capital Market Issues
• Will this be a minor setback in the economy or an economic Recession, or even worse, a Depression
• Interest Rates headed Up, Down, Sideways?
• And Much More…

Park Remodel: Episode 3
In a rent-controlled world should you vacate tenants or be happy with the Rent Cap Increases? It depends on your target rental rate and your target tenant clientele. In this Week’s Video, I give you an update on the status of my most recent remodel project which consisted of vacating an entire apartment building! Sounds scary I know, and honestly a first for me as well, but the payout will be HUGE! This is the 3rd installment in a 4 part series as I attempt to assist those owners who avoid extreme renovations because they assume the process is too much hassle, they do not have the “know-how”, fear that the process is too costly, or incorrectly assume the final payout does not justify the capital investment. What is my goal? Bottom Line – I want to help landlords obtain maximum cash-flow (especially in a rent-controlled market). In my opinion, owning multi-family investments should be extremely financially rewarding, while at the same time not overly consuming of your time. Second, by completing these types of improvements, when it is time to sell, a buyer will happily over-pay for your property because your rental rates & the condition of the property justifies above-market pricing!!!

Park Remodel: Episode 2
I Vacated ALL Units of a 5 Unit Multi-Family Complex Let Me Show You Why! In a rent-controlled world should you vacate tenants or be happy with the Rent Cap Increases? It depends on your target rental rate and your target tenant clientele. In this Week’s Video, I give you an update on the status of my most recent remodel project which consisted of vacating an entire apartment building! Sounds scary I know, and honestly a first for me as well, but the payout will be HUGE! This is the 2nd installment in a 4 part series as I attempt to assist those owners who avoid extreme renovations because they assume the process is too much hassle, they do not have the “know-how”, fear that the process is too costly, or incorrectly assume the final payout does not justify the capital investment.

Park Remodel: Episode 1
New Rent Cap = 5% + CPI…Let Me Show You How to Beat That! I Refuse to Be a Victim of Rent Control…Will You Join Me? Landlords welcome to the world of limited rent increases. As of January 1, 2020, we now live in a rent-controlled state. Ridiculous I know, but rather than dwell on the negative, let’s beat the system! WATCH NOW as I walk you through one of my personal rehab projects of a multi-family property that I recently purchased. The tips I share not only allowed me to vacate ALL tenants legally (who were paying under market rent), but will also enable me to achieve as much rent as the market will bear…and then some!

Steven Spierer Esq. Weighs in on Landlord Challenges With New Rent Control Law & Much More.

This week I sit down with Steven Spierer, one of Southern California’s most renowned real estate attorneys to discuss:
• Best Practices to Not Become Victim to a Tenant Lawsuit
• #1 Rule to Follow if You Are Looking to Lose in the Courtroom
• It is Not a Matter if Rent Control Will Get Stricter, the Question is When and How to Prepare
• How to Successfully Grow Your Portfolio But Not Your Legal Troubles

WATCH NOW as Steve and I discuss those items currently affecting landlords, and what you should be aware of as you navigate the hostel environment of multi-family management.

Today I Interview Eviction Attorney Dennis Block With Respect to the Eviction Process Under the New Rent Control Law. Imagine this scenario…4 years from now you are subpoenaed and brought to court in a civil lawsuit because 2,3, or even 4 years prior you miscalculated a rental increase under the new Rent Control bill. What if you were only off by 1/2%? What if you calculated based on the wrong CPI index, or failed to roll back rents because you, or even your legal advisor misinterpreted the law?

One thing is for sure, this new rent control bill is ambiguous and unclear. So today I sit down and interview Dennis Block, Eviction Attorney extraordinaire. Dennis has been involved in more than 200,000 eviction cases and looks to shed light on:
• How to Follow the new Rent Control bill to the letter of the law
• The Eviction Process in light of Rent Control
• Common Mistakes Landlords Make & Why They Lose Evictions
• Penalties for Landlords Under the New Rent Control Law
• Late Fee Guidelines (Chances Are Your Rental Agreement is Illegal)

Straight Answers On the Current State of the Real Estate Market. If you had to guess which state is most friendly to business, has the greatest percentage of migration of the country’s population, and has the greatest influx of wealth per household? Here is a hint…NOT CALIFORNIA!

WATCH NOW as Bruce and I discuss those items affecting CA Real Estate values, and what you should be aware of as you contemplate your next real estate transaction. Bruce Norris, one of Southern California’s most notable real estate Market Forecasters shares his insights on:
• The current state of the California real estate market
• Why our state’s population is migrating elsewhere at a significant rate
• Why Home Values Are Suffering
• And whether there are any signs of a market correction in the near future

New Bank Requirements I Interest Rates Change Direction I Do You Get Approved? Whether you buy, sell, or hold, the commercial lending market impacts you as an owner of multi-family properties. In today’s show I interview Gil Figueroa, a 25-year Commercial Broker Veteran, on all things multi-family. We cover everything from new bank requirements, to ensuring you maximize profits as an investor. The next few minutes will empower you as a consumer, landlord, and investor.

In Today’s Video, We Cover Everything You Need to Know About the 1031-Exchange Process. WATCH NOW as I interview Greg Burns of IPX 1031 Exchange Services. Greg has two decades of experience working with investors like you when in the exchange process. WATCH NOW as we discuss the common mistakes and misconceptions when it comes to the 1031-Exchange Process, how to properly plan a 1031-Exchange, and most importantly, how to grow your real estate portfolio and increase your income. Whether you have ever completed an exchange or not, I encourage you to tune in as we discuss:
• Common Mistakes Investors Make When in the Exchange Process
• How to Differentiate one Accommodator From Another To Protect Your $$$
• How to Plan the Exchange Process Properly
• Can You Extend the 45 Day Identification Period?
• The 3 Rules of Properly Identifying Your Next Investment
• How to Purchase Property For Your Children While in an Exchange
• Purchasing a Vacation Home As Your Exchange Property…and much more!

Maywood Remodel: Episode 3
I Increased my rental rate from $900 to $1,400 Per Month! How??? In this Week’s Video, I walk you through all the expenses associated with the remodel project I have been walking you through over the last couple of weeks. This is the final installment of our 3 part series as I attempt to assist those owners who avoid extreme renovations because they assume the process is too much hassle, they do not have the “know-how”, fear that the process is too costly, or incorrectly assume the final payout does not justify the capital investment. What is my goal? Bottom Line – I want to help landlords obtain maximum cash-flow (especially in a rent-controlled market). In my opinion, owning multi-family investments should be extremely financially rewarding, while at the same time not overly consuming of your personal time. Second, by completing these types of improvements, when it is time to sell, a buyer will happily over-pay for your property because your rental rates & the condition of the property justify above-market pricing!!!

Maywood Remodel: Episode 2
I Increased my rental rate from $900 to $1,400 Per Month! How??? In this Week’s Video, I reveal the final product of the remodel project I have been walking you through over the last couple of weeks. This is the 2nd installment in a 3 part series as I attempt to assist those owners who avoid extreme renovations because they assume the process is too much hassle, they do not have the “know-how”, fear that the process is too costly, or incorrectly assume the final payout does not justify the capital investment. What is my goal? Bottom Line – I want to help landlords obtain maximum cash-flow (especially in a rent-controlled market). In my opinion, owning multi-family investments should be extremely financially rewarding, while at the same time not overly consuming of your personal time. Second, by completing these types of improvements, when it is time to sell, a buyer will happily over-pay for your property because your rental rates & the condition of the property justify above-market pricing!!!

Maywood Remodel: Episode 1
I took My Rental Rate from $900 to $1,400, Here’s How… If you have attended one of my recent educational events you are familiar with the fact that I have discussed what improvements increase your rental rates by the greatest amount when completing a remodel. I have covered at length what tenant demographic pays the highest rent, and what amenities your unit should offer in order to attract these “customers.” Realizing many landlords are hesitant to spend what they perceive as an elaborate amount of money on a remodel, I have decided to walk you through the process on video as we initially estimate one of my own projects. Over the next couple weeks, we will go through the construction phase, and then I will give a final round-up of what the financials tell us about the final payout.

All Cities in CA Now Have Rent Control. Get Informed to Ensure You Are In Compliance! The state of California has implemented Rent Control in ALL cities. Under this new law (AB 1482) ALL Multi-Family (Apartment) properties are subject to Rent Control if built prior to 2004. As the current bill is drafted now, the items of most concern are:
• Rent Cap of 5% Annually + Cost of Living Index
• If you have raised your rents after March 15th, 2019 and the amount of that increase exceeded the proposed rent cap percentage, you must revert the tenants rent back to the rental rate that was in place on March 15th of this year, plus the proposed rent cap increase
• All evictions must fall under “Just Cause” which limits an owner’s ability to deal with troublesome tenants and is at a Judge’s discretion

If you have not heard by now AB 1482 (California’s statewide RENT CONTROL initiative) is moving along the political channels and is on its way to the Governor’s desk for approval…with no vote needed from you! This week I sit down with Steven Spierer, one of Southern California’s most renowned real estate attorneys to discuss:
• The Reality of Rent Control in California
• Rent Caps, Just Cause Evictions, What You Need to Know
• Tenant Estoppels vs. Rental Contracts
• Problem Tenants, Tenant Damage, etc.

Which state is most business-friendly, has the greatest percentage of migration of the country’s population, has the greatest influx of wealth per household…NOT CALIFORNIA! Bruce Norris, one of Southern California’s most notable real estate Market Forecasters shares his insights on:
• The current state of the California real estate market
• Why our state’s population is migrating elsewhere at a significant rate
• What a recession could mean to real estate investors
• And whether there are any signs of a market correction in the near future

Whether you buy, sell, or hold, interest rates impact you as an owner of multi-family properties. In today’s short video I interview Gil Figueroa, 25-year Commercial Broker Veteran, on all things multi-family. These 10 minutes will empower you as a consumer, landlord, and investor.

Investor Sells For Nearly 3X’s Original Purchase Price in Just 3 Years of Owning! Here is how:
• $192,000 Per Unit!
• Comprised of (2) 2 Bed/1 Bath SFR & (3) 2 Bed/1 Bath Units
• Desirable Single-Story Construction Situated on a 36,000 SqFt Lot
• Seller Provided Private Financing
• Current Cash on Cash Return: 1.52%; Current GRM: 16.16 • Proforma Cash on Cash Return: 8.49%; Proforma GRM: 11.87
• Kris and Deepen Represented Both Buyer and Seller
• A true “win-win” scenario in which the seller was able to secure an aggressive price, all while maintaining a monthly income similar to his current income, plus relieving himself of all management headaches.

How to Sell Your Property For FULL PRICE! Let’s face it, seller’s still want top dollar regardless of market conditions. In the middle of a real estate market that is in transition, how do you sell for FULL PRICE? WATCH NOW as I interview a local apartment investor, who, after holding his multi-family property for two generations just sold for FULL PRICE. He and I discuss the “how to” on selling for top dollar, and controlling the sales price and terms of any deal.

Your Investment Results Are In! Your 2019 1st Quarter Market Update The First Quarter Results are in for the cities in which you own Multi-Family Investments and we are ready to share the results.

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