Agent Investor Podcast

Transition from Real Estate Mogul to Agent Investor

Real estate agents, even the ones earning the most money, have a pressing need for a passive stream of income. Without investing, they risk losing all their income as soon as they stop working. We are also well-positioned and equipped to become investors because of what we do. 

 

My passion is helping agents take on investing, whether as a side income or something they want to fully transition to. This is why I’m relaunching this podcast and rebranding the show to focus on agents who want to become investors. 

 

What’s the thought process behind this shift and who will benefit from our content? In this episode, I talk about my real estate investing journey, and what drove me to transition this show from the Real Estate Mogul to Agent Investor.

Why Agents Have The Competitive Advantage in Investing w/Michelle Theriault

Investing is a powerful vehicle for building wealth and gaining financial freedom, and agents are perfectly positioned to take advantage of it. Real estate agents have the majority of the skills and instincts needed to be successful as investors. 


Because we already know how to get a deal done and we’re constantly exposed to properties, taking on investing is a lot easier for us. 


When we nurture the craft of being an agent and knowing the market, we’re also making ourselves great candidates for doing investing deals. What holds so many of us back is fear and the emotional risk of doing something that seemingly isn’t in our comfort zone. Once we overcome that fear, we can tap into incredible opportunities. 


How can we overcome the reluctance to get into investing? Why should we stop letting money stop us from doing it? In this episode, agent and investor, Michelle Theriault shares what fueled her to become an investor. 

 

 

You don’t get anywhere with complacency, you need to become irritated with your situation to change it. -Michelle Theriault

 

 

Three Things You’ll Learn In This Episode

 

• Why investing is easy for agents:
  
  Real estate agents are already out in the market and knowledgeable about properties. Opportunities will come up passively for us because of what we do. If we know what to look for, we can easily add a deal or two every year and make more money without a huge amount of extra effort. 
  
  
  
• Why we need to stop letting money and contracting experience limit us:
  
  People’s top reasons for not investing is not having enough money and not understanding the contracting side of things. The biggest thing is the deal, so if you have the investment opportunity, contracting and financing should not be a concern. 
  
  
  
• How investing also empowers sellers:
  
  A real estate investing deal doesn’t have to be a win for only the investor, it can be a win for the seller too. If the traditional listing route isn’t right for them and their situation, we can step in and help them. The win the seller gets from that should not go unnoticed.

Thriving When Markets Are Shifting w/ Paul Campbell

 

Shifting markets are the dread of every agent and investor. How can we prepare for a changing market? Is it wise to continue to work by ourselves? What should we do about rental properties? In this episode, Paul Campbell talks about what agents and investors can do to survive and thrive during hard times.

 

One way to level out the playing field is to work with a team. Teams generally have more resources, more support, and generate more leads. -Paul Campbell

 

Resources

Join our free Live Training: https://register.gotowebinar.com/register/181906883837141506

Partner with us: http://www.tomcafarella.com/p/partner-with-us.html

 

Takeaways

• Being a single agent in a market that is already showing signs of slowing down is difficult, especially when we compete against big companies. At times, it’s wiser to leverage the tools and the systems of others instead of trying to reinvent the wheel on our own.
  
  
• We don’t have to chase down the market. We just need a good understanding of how the market shift is going to impact us and what the downward trajectory looks like.
  
  
• Our clients need us the most when the market isn’t doing well. During hard times, our skills will be shown.

At the beginning of the episode, we talked about why being a single agent only makes our work harder and how it doesn’t always make sense profit wise either. We also talked about why our expertise and support becomes more necessary during a downturn.

Next we covered:

• Why it’s wise to discontinue rental properties during market shifts
• Why it’s vital for our business to work our way up in commercial bank financing
• How a tax team can save you money and headaches

During a shifting market, the best way to survive is to put your ego aside and join a team. Teams usually have more resources, more support, and better systems to help you thrive. Plus, you won’t have to do everything by yourself. As a single agent, you keep the entire commission but you also have to wear different hats and spend a large amount of your time.

The Power of Systems and Repeatable Processes in Your Business w/Rhen Bartlett

 

For many business owners, it can be easy to overlook the importance of sharing knowledge, systems, and processes throughout their team. What are the risks we expose ourselves to when we only have systems in our heads? What happens when our best employees leave, and how do we make their success repeatable? In this episode, Rhen Bartlett talks about how systems can free a business from having to rely on its best people, and he shares some insight on what works and what doesn’t.

 

 

You can’t get systemized, repeatable results from something in your head. -Rhen Bartlett

 

Join our free Live Training: https://register.gotowebinar.com/register/181906883837141506

Partner with us: http://www.tomcafarella.com/p/partner-with-us.html

 

Takeaways

• There are two types of business owners: the artist and the operator. The artist is usually the one with the vision and ideas, but without an operator, an artist can’t get much done.
  
  
• When a top employee leaves, it can put a company in danger if key information and processes were known only by that person.
  
  
• Having documented systems allows a business to track what gets done, how it gets done, and what the results are.
  

 

In the beginning of the episode, we talked about the two types of business owners and how they complement each other. We also talked about how systems can make our lives easier when some of our best people decide to leave and we have to make new hires.

We also covered:

• How giving feedback and room to grow keeps the turnover rate low
• Why it’s important to track progress and give our workers targets to reach and bonuses for performance
• How documenting the systems we use can make the coaching process easier

 

We can’t run a successful business without documenting and sharing our knowledge and systems. If we skip this step, it will be much harder for new hires to get up to speed, and they’ll have to start their own systems from scratch—which costs time and money. Another advantage that systems bring is predictability. They make it easy to measure and find out where the problems are.

 

Guest Bio

Rhen Bartlett is the Chief Operating Officer at Irby Homebuyers, LLC. He manages day-to-day company operations, as well as sales training, process implementation, marketing & advertising campaigns, and finances. For more information go to: http://www.irbyllc.com/

How to Build an Investing Business That Thrives Even During Market Lows w/ Michael Young

Healthy investing businesses make most of their money during periods of crisis when everyone else is struggling. What strategies can we use to withstand market lows? In what properties should we look to invest? And how can we attract the attention of brokers? In this episode, Michael Young speaks about his journey as a real estate investor and how he built wealth using a few simple steps.

 

Takeaways

• Managing small properties isn’t a long-term strategy. Aim high from the beginning, and hire a property manager so you can focus on what you know best.
   
• The best time to make money is when there is turbulence in the market, and other people don't have the resources to make a move. That’s why you need enough capital reserves. 
   
• It doesn't matter what happens with the market in the moment. There will always be lows and highs, but if we find a good property, you should buy it no matter what the state of the market looks like.

 

In the beginning, we talked about the importance of having multiple streams of income and leaving the managing of properties to a manager so we can have more time to find good deals. Next, we talked about the importance of networking and what it takes for a broker to take an interest in you.

We also covered:

• What kind of return in percentages the properties your buy should have
• Why debt is not a bad thing and how can you use it to your advantage
• Why buying hard assets is better than using the money for a savings account 

 

Guest Bio:

Michael Young is the founder of Princeton Pacific Properties. They provide excellent client service, in-depth knowledge of the ever changing California Real Estate market, and the experience of thousands of completed transactions. Go to princetonpacificproperties.com for more information or email michael@princetonpacific.com.

How Mark Ainley Flipped Over 400 Houses and Manages Over 750 Rental Units

Real estate investing is getting increasingly harder as the prices of property go up and fewer people are looking to buy in certain areas. As a beginner in investing, what type of neighborhoods should you avoid? What’s the best way to find deals even in highly competitive areas? Should you look for smaller or bigger properties? In this episode, Mark Ainley shares how he sold over 400 homes and manages over 750 rental units.

 

Go where other people don’t want to go. You can make money there.  -Mark Ainley

Join our free Live Training: https://register.gotowebinar.com/register/181906883837141506

Partner with us: http://www.tomcafarella.com/p/partner-with-us.html

 

Takeaways

• Don’t go investing first in C and D class neighborhoods. There is money to be made in those areas as well, but there are also challenges that beginners aren’t ready to face, such as security issues when the property is vacant.
• Markets shift, so always have an exit plan in place.
• Smaller homes are easier to renovate, and you can easily estimate how much it costs to make the repairs. Plus, medium to small homes are easier to flip as well.

At the beginning of the episode we talked about what neighborhoods you should avoid when starting out as well as the importance of having an exit plan. Next, Mark Ainley shared his experience with trying to do all the marketing himself and what he does now to find deals.

We also covered:

• The state of the MLS nationwide
• The importance of networking with wholesalers
• Why searching for homes yourself is not worth the financial investment

As a real estate investor, the biggest challenge at the moment is acquisition. Fortunately, you don’t have to spend money on marketing to attract deals. There are other people who already do this for a living and they are looking for buyers like you as well. The market is flooded with signs and ads. Let others do the heavy lifting for you, and when they do have a deal, give them the answer in 24 hours and keep your word. Give them reasons to always come back to you when they find something worth flipping or renting out.

Knowing Your Financial Freedom Number & Overcoming Your Fears About Money w/Clayton Morris

It can be easy for a lot of people to develop a fear around money and investing when they don’t know much about it. Why is it so important to overcome this fear of money? Why is getting into real estate investing a lot easier than people think? What is a “financial freedom number”, and how is it the crux of success? On this episode, Clayton Morris shares his unique journey to becoming an investor, along with the practices and mindsets that made success inevitable.

 

Most people just want to blindly get into real estate, and they don’t have any focus on what their numbers are.
-Clayton Morris  

 

Takeaways

• Buy where there’s American based jobs, where the infrastructure is not going to China, and where there’s hospital systems and distribution centers.
• Borrowing from your IRA is a great strategy. You’re paying yourself back as the bank, and you can put more money back into it than the federal government allows.  
• A lot of warehouses and commercial buildings are being turned into distribution centers. More people are investing in residential spaces in those areas.
• You either have money, a deal or access to people.

 

Join our free Live Training: https://register.gotowebinar.com/register/181906883837141506

Partner with us: http://www.tomcafarella.com/p/partner-with-us.html

 

At the start of the show, Clayton shared how he got started in investment properties, and how he overcame not feeling worthy of money. Next, we talked about the best criteria for buying investment properties and the power of having a financial freedom number. We also talked about the importance of aligning all your financial processes with your wealth building in mind.

We also discussed:

• How to find off-market deals
• Turnkey investments
• The shift towards a market of warehouses and distribution centers

There’s so much money out there, but people are limited by their thoughts around money. The truth is, there are so many different tools in the tool chest and you even have access to them as a beginner in the industry. If you have a really good deal, it would be crazy for you not to find someone to finance it. The key thing is having a big why because that will determine your actions. Remember, you have to feel worthy of wealth and that will make it manifest. Figure out your compass first and then take action on it.

 

Guest Bio

Clayton is a real estate investor, and founder of Morris Invest. He’s helped hundreds of people buy their first rental property and we've renovated thousands of homes and filled them with happy tenants. Go to morrisinvest.com for more info or listen to the podcast https://morrisinvest.com/podcast/.

How Sharad Mehta Built a Real Estate Investing Business that Runs on Autopilot

Real estate investing is perhaps one of the most profitable forms of investing, but it has its challenges as well. How well do you know the legislation in the area you want to buy a property? What’s the most important step towards shifting away from the business and getting more time with family and friends? What role does technology play in investing? On this episode, Sharad Mehta shares his story of how he built a business with over 600 deals in 6 years while starting from scratch.

 

 

I could have the best systems in the world-- but if I don’t have the right people, nothing will get done. -Sharad Mehta

 

Takeaways

• Before you start investing in real estate, make sure the laws favor you, and that you won’t have any issues evacuating a troublesome tenant.

• When buying a property, don’t think about the value it will have if you sell it. Consider the value it will have if you have a steady stream of income from a tenant.

• The most important element of the business is the people you’re working with. When you have people who you trust on your side, you don’t have to be constantly involved in the process if you have the right systems in place.

• Don’t shy away from using technology to communicate with your contractors. You don’t need to be face-to-face all the time to build a good business relationship.

 

Join our free Live Training: https://register.gotowebinar.com/register/181906883837141506

Partner with us: http://www.tomcafarella.com/p/partner-with-us.html

 

In the beginning of the the episode, we talk about how advantageous it is to invest in real estate because you get a bigger cut. We also discussed the importance of researching the laws of the state you will buy property in.

Sharad also shared insights on:

• The importance of finding the right people
• How to be prepared for the next opportunity

 

Syndication & Finding The Right Out of State Market w/Andrew Cushman

Investors have several options to raise money for bigger investments. What is syndication, and why does it work so well? How do you determine which out of state market is right to invest in when you don’t live there? How can you find out if a market has the resilience to remain stable during a recession? On this episode, investor Andrew Cushman shares how he raises money through syndication and explains the details of the process.

 

 

Don’t wait to buy real estate. Buy real estate, and wait. -Andrew Cushman

 

Takeaways

• Syndication is basically pooling together people’s money so that you can share in a benefit that you otherwise wouldn’t be able to generate or receive separately.
• It’s tough to raise money if you’re unsure about how long you’re going to hold a property. You must have a specific plan. 
• Look for economic drivers in the market that are recession-insulated. This could be universities, military, or medical centers.  

 

Resources

Join our free Live Training: https://register.gotowebinar.com/register/181906883837141506

Partner with us: http://www.tomcafarella.com/p/partner-with-us.html 

 

At the start of the show, we talked about why it’s so important to consider the laws of an out-of-state market as much as you consider the yield. Next, we talked about syndication and how it can be used to raise money for large scale property investments. We also covered how to determine if a market will make it through the recession.

 

We also discussed:

• How to determine where your first out-of-state property will be
• Why you have to give your investors a timeline
• Why vacation markets become risky during a downturn

 

If you can, buy a property that cashflows well and hold onto it for a while. This is especially true in multi-family properties. As long as you can cashflow, you can pretty much ride out anything. If you hold that real estate long enough, it will pay itself off. Invest with a plan, and you will come out well.  

How to Build a Business that Withstands the Lows of the Market w/Don Costa

Being the star of the team is easy when market demand is booming. But what about when the market slows down? What can you do differently when the competition is getting fiercer and the demand is at its lowest? On this episode, Don Costa shares his experience on how he lost his first business, and what he did differently to thrive with his second-- even in a low-demand market.

 

Everything is based on analyzed ROI, which means everything is based on time. -Don Costa

 

Takeaways

• Systems help you continue selling, even when the market is not in your favor.
• Don’t hire solely on experience, as most of the real estate knowledge is 100% teachable. Seek what can’t be taught-- loyalty and drive.
• Follow-up systems are a vital part of the marketing machine, but make sure you test a new tool before you invest all of your money in it.
• When you’re in doubt about the real value of a property at the moment, test it by putting it out there with different prices.
  
  

Resources

Join our free Live Training: https://register.gotowebinar.com/register/181906883837141506

Partner with us: http://www.tomcafarella.com/p/partner-with-us.html

 

At the start of the show, we talked about how selling is easy when the market is favorable. We also talked about what makes a business pass the test of time: preparation and systems to get you through the big lows. We also discussed the CRMs to use, how to manage cold calling and what to do when you’re working in several markets.

 

Don also shared:

• What type of people should be on your team
• What influences the highs and the lows in the real estate market
• How to reinvent your business after failing

Create a marketing machine where each lead is nurtured, and new tactics are always tested before you invest money in them. Make sure you have a system in place where there is always something to do and your team doesn’t have to spend time trying to find out what they should do next.

 

Guest Bio

Don Costa started his real estate journey in 2003. But due to the crash, he lost everything. In 2012, he reinvented himself, this time starting a company that now sells over 100 houses per year. Today, he is also the host of the Flip Talk podcast where he shares his real estate experience and knowledge with his audience.