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All Forum Posts by: Dan DiFilippo

Dan DiFilippo has started 4 posts and replied 234 times.

Post: SO HOW MUCH WILL I MAKE INVESTING IN AN APARTMENT SYNDICATON?

Dan DiFilippo
Posted
  • Real Estate Broker
  • Fayetteville, NC
  • Posts 251
  • Votes 244

@Rick Martin small math issue. You need to CAGR-ize your numbers in part 3.

At 60% appreciation over five years, your growth is a hair under 10%.

Post: Are we in a bubble or is this market permanently changed

Dan DiFilippo
Posted
  • Real Estate Broker
  • Fayetteville, NC
  • Posts 251
  • Votes 244

In a sense, I think we are.  Or I've heard it described as the obverse of a bubble.

It's going to depend upon what market you're referring to. I think that certain markets are wildly overvalued.  I have a broad thesis outlining retiring of millions of Boomers likely having a sustained depressive effect on home values in the urban and suburban areas where they work and have worked for four decades.  This is compounded by, for example, the fact that COVID demonstrated that we *can* work remotely, causing many commercial businesses to rethink their real estate needs.  After this, we have to ask what the states/cities will do if tax receipts decline commensurate with flagging property values.  They would be forced to either increase borrowing, cut programs, or increase their local taxes in order to remain solvent.  And each of those three options only make the problem harder to deal with later on.  Municipalities are already having trouble with this and they are presently financing on low interest terms.  If rates were permitted to rise, it would make deficits an immediate problem.  And this applies to a record number of private companies and also the federal government.

The net effect of all of this is that I think home price is about to start really mattering to people in ways that it hasn't in a way.  Essentially, a value play in real estate.

Post: question related to rental demand for buy and hold in clayton NC,

Dan DiFilippo
Posted
  • Real Estate Broker
  • Fayetteville, NC
  • Posts 251
  • Votes 244

@Steve W. I don't think COVID presents much of a concern here.  I think that we've impacted somewhat less than other urban areas.  We had the total lockdown that everyone did around March/April, but we've been more active than most other places since then.  This is anecdotal, but I'm most often reminded of the extent to which the rest of the country is locked down when I receive accounts from my friends or relatives in other states, or even, for example, just an hour north in Triangle area.

As far as prices go, I personally don't subscribe to housing prices in this instance being a sign of economic strength.  Although most real estate markets around the country have been running higher prints on a sustained basis, I actually think this is more attributable to lower interest rates.  And yes, these low rates permit consumer buys to pay more for their homes, but they also are indicative of poor economic fundamentals elsewhere in the market; bearing in mind that if there was economic activity to be had, businesses to be opened, etc., then people would be bidding rates higher for the purpose of borrowing money to do all of those things.

The BLS table here is good, but it doesn't appear to account for the military.  Which adds another 60,000+ fully employed people to the area population.  Beyond this, military spouses are often excluded from the labor force.  The results would be, I posit, that this data would be overweighted to the less occupationally secure civilian sector.  Which isn't necessarily irrelevant to the discussion.  Fayetteville is not by any means without its economic difficulties.

Another population that won't receive weighting here are those retired soldiers (and the area has tens of thousands of them) who are neither working nor seeking work, but rather are living off of their military pension.  This group would also be excluded from labor force statistics even though they do not lack income.

Fayetteville is a weird place, for sure.

Post: Peak of the market: gurus everywhere

Dan DiFilippo
Posted
  • Real Estate Broker
  • Fayetteville, NC
  • Posts 251
  • Votes 244
Originally posted by @Mike Dymski:

The only guru I follow is Janet Yellen...

 Oh, God.  No, do not do this.  Her career has been the archetypal example of failing upwards.  She doesn't know what she's doing.  The entire monetary paradigm in which she operates is incorrect.

There are so many better people who are closer to or deeper inside of the financial system than Janet Yellen.

Give consideration to Jeff Snider, Erik Townsend, Jim Bianco, Danielle DiMartino Booth, Jeff Gundlach, all of the guys at Real Vision (seriously, just buy a Real Vision subscription and it will catapult you to the front of the pack), Luke Gromen, Keith McCullough, Hugh Hendry, Pippa Malmgren, Brent Johnson.  A good starting point is George Gammon's Rebel Capitalist Show on YouTube.  The guy does amazing work and he's- well he's not a layman anymore, but it's where he started.

Post: question related to rental demand for buy and hold in clayton NC,

Dan DiFilippo
Posted
  • Real Estate Broker
  • Fayetteville, NC
  • Posts 251
  • Votes 244

I don't know quite so much about the Clayton area.  I've been there a couple of times, but that's it.  Homes values appear to be mid-range for the greater area.  And it appears to be a play on Raleigh.  So I guess that's good.

Here in Fayetteville, we don't have rents around $1,500. Not at the investment level, anyway. But I presume that we have a lower price/rent ratio. For example, you can find SFR's on the MLS that are meeting the 1% rule (or better) around the $100,000 line. And if you're interested in forced equity, you can lower your cost basis and really rock and roll (although those margins are becoming more compressed every day).

Broadly, though, I like Fayetteville.  In these uncertain economic times, it may be the largest fixed economy in the country.  That is to say its primary employer, the US government, will not be going out of business anytime soon.  And if it does, well you know the saying: the government will bankrupt the entire country before it goes insolvent.

Post: Peak of the market: gurus everywhere

Dan DiFilippo
Posted
  • Real Estate Broker
  • Fayetteville, NC
  • Posts 251
  • Votes 244

"It was in the early summer of 1928, with the Dow at around 200, that the market truly seemed to break free of its anchor to economic reality and began its flight into the outer reaches of make-believe. During the next fifteen months, the Dow went from 200 to a peak of 380, almost doubling in value.

That it was so obviously a bubble was apparent not simply from the fact that stock prices were now rising out of all proportion to the rise in corporate earnings - for while stock values were doubling, profits maintained their steady advance of 10 percent per year. The market displayed every classic symptom of a mania; the progressive narrowing in the number of stocks going up, the nationwide fascination with the activities of Wall Street, the faddish implications of a new era, the suspension of every conventional standard of financial rationality. and the rabble enlistment of an army of amateur and ill-informed speculators betting on the basis of rumors and tip sheets.

By 1929, anywhere from two to three million households, one out of every ten in the country, had money invested in and were engaged in the market. Trading stocks had become more than a national pastime - it had become a national obsession. These punters were derisively described by professionals like Jesse Livermore as 'minnows.' But while the bubble lasted, it was the people who were the least informed who were the ones making the most money. As the New York Times described it, 'The old-timers, who usually play the market by note, are behind the times and wrong,' while the 'new crop of speculators who play entirely by ear are right.'

'The city that was most obsessed was New York, although Detroit, home to so many newly enriched 'motor millionaires' came a close second, followed by two other new-money towns, Miami and Palm Beach. The infatuation with the market took over the life of New York City sucking everything into its maw. As Claud Cockburn, a British Journalist, newly arrived in America observed, 'You could talk about Prohibition or Hemingway or air conditioning or music or horses, but in the end, you had to talk about the stock market. And that was when the conversation became serious.' Anyone trying to throw doubt on the reality of this Promised Land found himself being attacked as if he had blasphemed about a religious faith or love of country.

As the crowd piling into the market grew, brokerage house offices grew more than doubled - from 700 in 1925 to over 1,600 in 1929 - mushrooming across the country into such places as Steubenville, Ohio; Independence, Kansas; Amarillo, Texas; Gastonia, North Carolina; Storm Lake, Iowa; Chickasha, Oklahoma, and Shabbona, Illinois. These 'board rooms' became substitutes for the bars shut down by Prohibition - the same swing doors darkened windows and smoke-filled rooms furnished with mahogany chairs and packed with all sorts of nondescript folk from every walk of life hanging around to follow the projected ticker-tape flickering on the big screen at the front of the office. The grail was to discover the next General Motors, which had risen twentyfold during the decade, or the next RCA, which had gone up seventyfold. The newspapers were full of articles about amateur investors who had made fortunes overnight.

The old crowd on Wall Street had a rule that a bull market was not in full stampede until it was being played by 'bootblacks, household servants, and clerks'. By the spring of 1928, every type of person was opening a brokerage account - according to one contemporary account 'school teachers, seamstresses, barbers, machinists, necktie salesmen, gas fitters, motormen, family cooks, and lexicographers.' Bernard Baruch, the stock speculator who had settled down to a life of respectability as a presidential adviser, reminisced, 'Taxi drivers told you what to buy. The shoeshine boy could give a you summary of the day's financial news as he worked with rag and polish. An old beggar who regularly patrolled the street in front of my office now gave me tips. And I suppose spent the money I and others gave him in the market. My cook had a brokerage account.' The stock pronouncements of shoeshine boys would become forever immortalized as the emblematic symbol of the excesses of that period."

Ahamed, L. (2009). Lords of Finance: The Bankers Who Broke the World

Post: Buying a home WITHOUT an Agent...help!

Dan DiFilippo
Posted
  • Real Estate Broker
  • Fayetteville, NC
  • Posts 251
  • Votes 244

@Bryson Goforth I said this elsewhere on BP:

"If you don't *know* how to buy a house without an agent, you probably need an agent."

Post: Pros / Cons of buying a tiny home and adding it as an ADU

Dan DiFilippo
Posted
  • Real Estate Broker
  • Fayetteville, NC
  • Posts 251
  • Votes 244

Without knowing the details of it, I wouldn't think that your Fayetteville property would be well-served this way.  Allow me to explain.

ADU's are known to be a pretty popular housing accessory in California. And this not with without good reason. Their oppressive housing laws and levies have essentially forced many Californians to adopt this new trend. And while it would appear to work for them, there are considerations that need to be made. California has an abundance of high-income, young tech or entertainment industry workers. Plenty of money and usually unmarried and childless throughout their twenties. More than this, they spend less time in their homes.

Fayetteville is very different.  First, housing around here is much cheaper.  Next, the soldiers and even the locals all tend to have dogs.  Third, they marry and have children at a much younger age.  Oh, and all those "Army Rooms" that soldiers have in all their homes?  Those rooms need to be like 200sqft just themselves.  There's just less of a demand for tiny houses here.

I have explored this idea in a place like Raleigh, however.  I think you would find your target market there.  Without knowing all of the zoning and permitting, you could theoretically buy a lot, quadrisect it with a fence, and throw up four homes.  You'll get significantly higher rents and the only thing you'll really pay more for is the land.

Post: How do I get my wife on board!!

Dan DiFilippo
Posted
  • Real Estate Broker
  • Fayetteville, NC
  • Posts 251
  • Votes 244

@Jeffrey Evans you guys-...do-.... are we supposed to have wives?

But in all seriousness, maybe a good starting point would be a rent-ready rental to get her more comfortable with the idea of real estate investing.

Post: Would you rather have 10k a month in passive income or $1,000,000

Dan DiFilippo
Posted
  • Real Estate Broker
  • Fayetteville, NC
  • Posts 251
  • Votes 244

@Shiloh Lundahl I argue that real estate investing is just four variables. The two main ones being cash position and cash flow. The two secondary ones being risk and value of time/energy/peace.

Your question is perhaps the most fundamental question in all investing.

Here's a question for the many people who felt the answer was easily $1MM. What monthly guaranteed income amount would cause you to change your answer?