New Investor with Cash

[Joe Kooner]

Hello everyone!

I've been very quiet on BP over the last couple of years because I've been focused on saving money for the purpose of REI.

I would like to start off by saying I apologize if this question has been answered a few times here and/or if it contains rookie level ignorance.

I realize BP has so many great resources to learn how to invest in multi family real estate. However, sometimes having a lot of resources can get overwhelming and I would like to stay laser focused in my pursuit. Which leads me to my question:

Is there a specific resource or set of resources (material or person/mentor) that I can learn from on how to find, analyze, and purchase multi family deals? (Almost like a fast track to education all in one place)

My goal: I would like to own large multi family real estate with many units (don’t have a unit number but more focused on my cash flow goal). The small 5-10 units don’t interest me. My goal is for the net cash flow to replace both our incomes from our W2 jobs. Which means my net cash flow goal is $10k/mo or more from my investment. I also plan on making many more investments after my initial one and ultimately get to $30/mo + in cash flow over the course of my investing career.

Disclaimer: perhaps there’s some ignorance in my goal stated above and I of course don’t know what I don’t know. But I know what I want. I’ve been looking at other investments (hotels, service stations etc) but I believe this would be the most “passive”.

If anyone could please help direct me the right way, that would be great. I don’t mind fast tracking the information and education process if there is one piece of material that includes the education piece I need.

I’m looking forward to the discussion. Thanks!

[Benjamin C.]

@Joe Kooner

It's easy to get sucked into a deep rabbit hole of research/due diligence and really lose the forest for the trees when you're just trying to find out if your goals are broadly achievable. I've used the following assumptions, which I think are broadly reasonable, depending on your asset's location/deal profile:

5.5% cap rate
65% LTV IO financing @ 3.5%
Net Operating Income of $203,500

This gets you to necessary equity slug of ~$1.3-1.4MM after closing costs to get to $120k/annually of NCF after debt service. Obviously there are some variables that will need to change (leverage, cap rate, capex etc etc etc), and FNMA/FHLMC (or whoever your lender is) will want to see some additional liquidity, but I think this is broadly reasonable.