“ DEALS” that absolutely are not deals for the investor buyer

[James NA]

I learned and evolved in a different real estate universe.
The rules we were taught and lived by… were the SAME rules that ALL of the REIAs  and ALL of the Mentors espoused.

1) DONT BUY A PROPERTY THAT HAS LESS THAN 25% equity.

Now….. no one is saying that ?…  but then they aren’t whole sale deals… they’re RETAIL. SO WHY BUY FROM A WHOLE SALER?

2) DONT use future potential appreciation as a basis for appreciation… unless you ALSO factor in future potential DEpreciation.

3) You're not buying a rental property, you ARE buying a Cash Flowing Business …. And if the business doesn’t CASH FLOW.. you bought a pig with lip stick.

4) NEVER take YOUR cash out of YOUR pocket unless you KNOW that you’re going to get it all back in under three years. …as in the ONLY time you put out $20,000 to buy and fix up is if you KNOW, that you can sell or refinance ( with a cash out return) 

5) in the military when referring to their weapons and their battle plans they say… “ two equals one and one equals none” this means that is the don’t have TWO WAYS to protect themselves then they aren’t really prepared to do battle. TWO EXIT STRATEGIES… proven strategies… or you’re not a professional investor… you’re just gambling with your family’s money.

Almost ALL of the “ deals” I have been pitched in my region of Florida are built to assure that the wholesale gets rich… period. 

There’s a property listed on this website right now in Florida …3 br/2bath. $250,000 , $1500/ month rent… “vacant at closing”

Please ..would SOMEONE show us the math …… how …in…the…WORLD….. Is this an “ investment”…? It’s not even a RETAIL DEAL.

The sooner we start all calling out the bad deals… the sooner the sellers will get back in line… or go away .

If I get ejected from this site…..  whatever…. If this is what this site calls a “ deal”…. I won’t be missing out on anything.

[Joe Villeneuve]

Quote from @James NA:

I learned and evolved in a different real estate universe.
The rules we were taught and lived by… were the SAME rules that ALL of the REIAs  and ALL of the Mentors espoused.

1) DONT BUY A PROPERTY THAT HAS LESS THAN 25% equity.

Now….. no one is saying that ?…  but then they aren’t whole sale deals… they’re RETAIL. SO WHY BUY FROM A WHOLE SALER?

2) DONT use future potential appreciation as a basis for appreciation… unless you ALSO factor in future potential DEpreciation.

3) You're not buying a rental property, you ARE buying a Cash Flowing Business …. And if the business doesn’t CASH FLOW.. you bought a pig with lip stick.

4) NEVER take YOUR cash out of YOUR pocket unless you KNOW that you’re going to get it all back in under three years. …as in the ONLY time you put out $20,000 to buy and fix up is if you KNOW, that you can sell or refinance ( with a cash out return) 

5) in the military when referring to their weapons and their battle plans they say… “ two equals one and one equals none” this means that is the don’t have TWO WAYS to protect themselves then they aren’t really prepared to do battle. TWO EXIT STRATEGIES… proven strategies… or you’re not a professional investor… you’re just gambling with your family’s money.

Almost ALL of the “ deals” I have been pitched in my region of Florida are built to assure that the wholesale gets rich… period. 

There’s a property listed on this website right now in Florida …3 br/2bath. $250,000 , $1500/ month rent… “vacant at closing”

Please ..would SOMEONE show us the math …… how …in…the…WORLD….. Is this an “ investment”…? It’s not even a RETAIL DEAL.

The sooner we start all calling out the bad deals… the sooner the sellers will get back in line… or go away .

If I get ejected from this site…..  whatever…. If this is what this site calls a “ deal”…. I won’t be missing out on anything.

 Rules you mentioned that ALL were teaching?  Not all, just all you were exposed to.  Not the same thing.

Rules, one by one:

1 - Doesn't make or break a deal.  It's only one part.  Some still say that, some STILL don't.
2 - First part is true, but depreciation doesn't impact appreciation.  They're just numbers with percentages behind them, that are applied to the same property.  They don't impact eachother to the point where either one offsets the other.
3 - This is true then, now, and will be in the future.
4 - This is also true, except that it doesn't mean getting it back from a refi is part of making it work.  REFI getting back your money.  You're still buying the banks money.
5 - True.  It's called risk control.

Wholesalers are people too.  LOL.

The "deal" you mentioned is missing so much info ($$$numbers) that you can't say it's good or bad.

Bad deals are always getting "called out".  The sellers are in line, you just don't agree with them.  It's called inflation...and sellers, good or bad, don't "go away"...they just adjust.

4 Posts in and firing bullets at imaginary objects isn't going to get you ejected from the site.  All you'll do is lose credibility.  I would suggest you wait at least 4 more posts before you start firing again.  That's a joke.  Lighten up, and Laugh.