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All Forum Posts by: Eric James

Eric James has started 22 posts and replied 2218 times.

Post: The Average Millionaire has 7️⃣ Different Income Streams

Eric JamesPosted
  • Investor
  • Malakoff, TX
  • Posts 2,262
  • Votes 2,486

Is this based on some data regarding actual "millionaires" or is this just made up?

Also, what people do with wealth once they have it isn't necessarily how they made it to begin with 

Post: Do blue states appreciate more than red states?

Eric JamesPosted
  • Investor
  • Malakoff, TX
  • Posts 2,262
  • Votes 2,486

There are many other covariates that may explain more of the variation in price appreciation. Such as population density (urban vs rural) and population growth that may be more relevant than political affiliation.

Post: Top 10 Cities where Home Prices will Crash in 2025

Eric JamesPosted
  • Investor
  • Malakoff, TX
  • Posts 2,262
  • Votes 2,486

BP is a place for people who don't want to believe the housing market can go down. The way Realtors never want to think it will go down.

Post: Rent to Retirement ?

Eric JamesPosted
  • Investor
  • Malakoff, TX
  • Posts 2,262
  • Votes 2,486
Quote from @Kasi V.:

Investors Beware: My Costly Experience with Rent to Retire (RTR)

I strongly advise against blindly trusting the data provided by turn-key investment providers, including Rent to Retire (RTR).

I invested in a property in Texas City, TX through RTR, and it has been a financial disaster. Their projected numbers were wildly inaccurate, particularly regarding property taxes. RTR estimated taxes at $6,400, but the actual tax bill came in at $14,300a staggering 2.23x higher! How can a supposedly professional company with an experienced team make such a massive miscalculation?

This unexpected expense turned what was promised as a cash-positive investment into a cash-negative one—the first in my investing career.

To make matters worse, I lost $21,000 due to the property managers recommended by RTR. While RTR compensated me $10,000, the remaining loss is still significant.

Bottom line: RTR’s data is unreliable. If you're considering investing with them, verify every number line by line to avoid costly surprises.


 I wouldn't pay attention to anyone's "projected numbers". I'm impressed they actually compensated you $10k for the property manager.

Post: Is the Florida market about to correct? (or crash??)

Eric JamesPosted
  • Investor
  • Malakoff, TX
  • Posts 2,262
  • Votes 2,486
Quote from @Ray Hage:
Quote from @Jay Hinrichs:
Quote from @Ray Hage:
Quote from @Marcus Auerbach:
Quote from @Ray Hage:

I don't think it will be crashing on the whole....condos, however, yes I see a crash that has already started months ago and going to get worse soon. For SFH, small MF, most commercial, etc should have a correction.

I just pulled MLS data last night. Dade has 5.6 months of inventory of SFH and Broward 5.1 months as Jan 2025. Don't get me wrong, it could get worse but I wouldn't freak out yet. I think we are just normalizing.

Just now out of curiosity, I just pulled Broward data for condos/TH and it is 10.8 months and 11.9 months for Dade! Data can be dangerous if you're not looking at the details.


Yeah, this is RPR data, so it's SF+condos combined. So seems like it's more a condo issue at the moment, which points me to second homes and not Airbnb as the main driver. 

As an investor, I am always looking for opportunities and you have a lot more leverage to negotiate in a high inventory market. In my market, anything good goes way over list. 

And for agents changes in the market mean more transactions, so that's good in my book. I work mostly with relocation and higher-end clients and consumers think a super hot market is good for agents. It sucks, I'd rather have 2 offers on a listing and a day to review than 12 offers and 2h binding acceptance! And on the buyer side it's just brutal without inventory. So I'd love for my market to cool off a bit!

The question for me is what are real specific reasons WHY this is happening in S-FL? When you understand the reasons you can form an opinion on the extent of this situation and what will happen next. What do you see?

For the "why" regarding condos...high HOA fees (like 1000/mo...something like 400-500 is now "very low"), high insurance costs, overbuilding (everyday it seems like new building is going up) and high property taxes. Regarding property taxes, they were always high but it's one thing when a condo cost 150k in 2020 and that same exact condo is 350k now. I don't see a good solution to prevent a further crashing for condos.

If they can get insurance rates and mortgage rates to come down a little, we would have a light correction imo for SFH. I don't foresee property taxes going down no matter what DeSantis says. I hope the property taxes go away but I don't think it is likely


talk of eliminating property tax in FLA  is that what your saying ??  Dont see how that could even remotely be possible when U have NO state income tax .. Unlike NV that has massive income from Gambling

 You're gonna have to talk to DeSantis and let him know. Eliminating property taxes has been in the news for about a week now. It is a goofy idea but it is currently being explored. I think it can certainly be lowered as in Broward and Dade, it is more than 2% of the assessed value of the property.


 Only thing I could think of is to institute a large sales tax to replace it. On a recent primary election ballot here in TX there was a question regarding whether people would favor getting rid of property tax if some other equal tax was instituted.

Post: Why Enlisting in a “Mentor Program” is Fundamentally Wrong

Eric JamesPosted
  • Investor
  • Malakoff, TX
  • Posts 2,262
  • Votes 2,486
Quote from @Don Konipol:
Quote from @Eric James:
Quote from @Don Konipol:
Quote from @Drew Sygit:

How much do you ACTUALLY learn in college that you CANNOT learn "on the job"?

How much of what YOU learned in college have you actually applied in your career?

College is mostly only about training to learn.

Drew, you seem to look a little young in your photo - LOL.
I guess everyone’s experience is different.  And since I finished school 50+ years ago, mine may have lost relevance.

But, my experience differs.  I actually feel like I learned a lot in college that would have taken me 15 years to have the opportunity to learn “on the job” IF I was even able to obtain the position to enable me to learn.  Further, not only did I learn numerous concepts, techniques, strategies, principles, etc that I used in my business career, but I still do so today.  For example, Almost every day I perform a “risk adjusted return” analysis on potential debt and equity investments we’re contemplating.  The type of analysis I run is a modified risk adjusted return analysis based on an analytical technique taught to be in an advanced finance class by a Professor long since retired.  I find that other formulations of the risk adjusted return analysis either (1) are too simplistic (typically the ones available through an internet search or (2) are so complicated and require so exactly an information input determination that to successfully use requires an advanced degree in statistics or analytics (usually ones taught in “top ten” college courses or (3) are so poorly developed that they can’t be relied on within 3 standard deviations from the mean.  

The above is one specific example.  If you mean that a degree in statistics or”gender studies” may not be useful in a career as a sales representative, you might be right.  However, I’m pretty sure obtaining a degree in engineering is pretty useful for someone who is an engineer and having a degree in accounting and passing the CPA exam would be useful for someone in a career in public accounting. 

Further, it seems to be popular for a segment of the population to “bash” formal education.  And there are a million legitimate reasons for doing so.  College tuition on the US is too high by a factor of 2 -3; not because the government doesn’t subsidize it, but because 60% of the cost is for the college “social experience”, not education; Professors salaries for the textured ones have skyrocketed while class load has shrunk; and tremendous debt is piled on for “questionable” programs of study.  However, just as a new real estate agent/broker will acquire a solid basic education in real estate principles, real estate law and real estate finance by studying and taking classes for the licensing exam, other careerists will have two legs up by spending time acquiring knowledge before embarking on paid working career. 

Anyway, that’s my story and I’m sticking too it! 


 You mention a couple degrees that are necessary to work in specific fields (engineering and accounting). Those are among the few degrees really necessary to work in their associated fields. There aren't very many. Most degrees are a waste of time and resources. I say that as a former university professor.

 Eric, thanks for providing your input; the fact that you were a professor adds to the value of your statement.  Can you explain a little further or expand with more specifics? As I mentioned I finished my post graduate education 50 years ago, so my experience may not be so relevant in today's world, with so much of the information we received in college courses available on line for free.  I am very interested in your "take" on the subject. 


 Many college degrees don't include learning skills that lead to a specific occupation (eg. English, History, Fine Arts, Psychology , Sociology, Gender Studies...). In the past (when you and I went to college) employers liked to hire people with a college degree even if the degree didn't specifically prepare them with skills for the job. That seems to have changed. 

Also, some college degrees that lead directly to jobs are low paying (teaching, social work). Finally, the cost of a college education has outpaced inflation, due to federally guaranteed student loans allowing universities free reign to raise tuition and fees. Over the last couple decades fewer men have been going to college. I tend to think this is driven by the low ROI for the cost of attending college, and isn't necessarily a bad thing.

Exceptions are certain degrees such as STEM, accounting, and health care that directly lead to jobs and have a good ROI. Another type of exception is going to extremely prestigious universities for the nepotism advantages of their degrees.

Post: Why Enlisting in a “Mentor Program” is Fundamentally Wrong

Eric JamesPosted
  • Investor
  • Malakoff, TX
  • Posts 2,262
  • Votes 2,486
Quote from @Don Konipol:
Quote from @Drew Sygit:

How much do you ACTUALLY learn in college that you CANNOT learn "on the job"?

How much of what YOU learned in college have you actually applied in your career?

College is mostly only about training to learn.

Drew, you seem to look a little young in your photo - LOL.
I guess everyone’s experience is different.  And since I finished school 50+ years ago, mine may have lost relevance.

But, my experience differs.  I actually feel like I learned a lot in college that would have taken me 15 years to have the opportunity to learn “on the job” IF I was even able to obtain the position to enable me to learn.  Further, not only did I learn numerous concepts, techniques, strategies, principles, etc that I used in my business career, but I still do so today.  For example, Almost every day I perform a “risk adjusted return” analysis on potential debt and equity investments we’re contemplating.  The type of analysis I run is a modified risk adjusted return analysis based on an analytical technique taught to be in an advanced finance class by a Professor long since retired.  I find that other formulations of the risk adjusted return analysis either (1) are too simplistic (typically the ones available through an internet search or (2) are so complicated and require so exactly an information input determination that to successfully use requires an advanced degree in statistics or analytics (usually ones taught in “top ten” college courses or (3) are so poorly developed that they can’t be relied on within 3 standard deviations from the mean.  

The above is one specific example.  If you mean that a degree in statistics or”gender studies” may not be useful in a career as a sales representative, you might be right.  However, I’m pretty sure obtaining a degree in engineering is pretty useful for someone who is an engineer and having a degree in accounting and passing the CPA exam would be useful for someone in a career in public accounting. 

Further, it seems to be popular for a segment of the population to “bash” formal education.  And there are a million legitimate reasons for doing so.  College tuition on the US is too high by a factor of 2 -3; not because the government doesn’t subsidize it, but because 60% of the cost is for the college “social experience”, not education; Professors salaries for the textured ones have skyrocketed while class load has shrunk; and tremendous debt is piled on for “questionable” programs of study.  However, just as a new real estate agent/broker will acquire a solid basic education in real estate principles, real estate law and real estate finance by studying and taking classes for the licensing exam, other careerists will have two legs up by spending time acquiring knowledge before embarking on paid working career. 

Anyway, that’s my story and I’m sticking too it! 


 You mention a couple degrees that are necessary to work in specific fields (engineering and accounting). Those are among the few degrees really necessary to work in their associated fields. There aren't very many. Most degrees are a waste of time and resources. I say that as a former university professor.

Post: Ninety percent of all millionaires become so through owning real estate

Eric JamesPosted
  • Investor
  • Malakoff, TX
  • Posts 2,262
  • Votes 2,486
Quote from @Jay Hinrichs:

not sure I believe that 90% of millionares get there with RE.  


 Unless maybe that is counting people's $1M residences.

Quote from @Henry Clark:

Anyone reading this post.  
Dont start with a large project.  Buy a house with 5 or 10 acres then split and sale.   Move up to 10 to 40 acres and split up into large lots.  Dint do small lots.   Then stay about the same size and then do small lots.  Start with a country subdivision versus a city one.  Go for rock roads and no water drain or septic systems.   When you move up to concrete roads and sidewalks.  Water drain and septic pipelines the cost almost doubles.  
Learn location value first before doing a large project.  Be on the side of town towards the next largest town.  Near a school or towards a rec area.  People line trees, water, walkouts, boulders.  Try not to pick flat farm ground.  Look for cheaper waste ground with trees, ditches which can be converted to ponds, sloped ground for walkout basements, views.  

Above all else make sure you have sweet ground water if in the countryside.  Good cell phone reception and internet. 


 When you say country subdivision do you mean outside city limits, or just not a large city? When you say no septic systems, does that mean city sewer available?

Post: Trump Policies Will Put Downward Pressure on Real Estate Rents/Prices

Eric JamesPosted
  • Investor
  • Malakoff, TX
  • Posts 2,262
  • Votes 2,486
Quote from @John Clark:
Quote from @Scott Trench:

@Bruce Woodruff

I think this is a good push. I'll give two putbacks to my prior analysis: 

1) The yield curve could invert, and the market brace, for even two years, if Trump credibly brings a candidate for Fed Chair who will lower rates regardless of what inflation data reads, or the markets expect to be extremely dovish. Even if the current Fed keeps raising rates, this will result in the yield curve inverting again, in anticipation of the new Fed Chair changing things. I think that Jay Powell has thoroughly proven that he has no political allegiance, and is singularly focused on attempting to remedy the massive err made in 2021, and that he has, actually, done the least bad job by a central banker in the world from 2022 to 2025 (*hot take!).

2) If Trump removes the threat of tariffs, inflation will stop, and he can do this immediately and at any time.

This only somewhat addresses the points in your take, which I completely respect, but also respectfully disagree with. 

I believe that inflation already picked up on the threat of tariffs, and it immediately changed some firm's behavior in pushing up prices for goods and materials that might be affected. 

I believe that, excluding "immediate deportations" of folks who cross the border and are immediately sent back, that the impact of deportations is small, and is largely isolated to the deportation of convicted criminals in jail or prison in mostly red states. I would be willing to bet on a version of that, and will, in effect, through my real estate purchases this year.

Also - to be clear, I am not arguing that the policies will be "good" or "bad" in a more general sense for Americans. Just that I believe that they tend towards an inflationary effect on non-housing goods and services, and a slightly deflationary effect on housing by reducing demand for housing.

Trump’s economic policies will trigger a deep recession. Prices/rents will go down in real terms, and possibly nominal terms as well.


 State and federal government spending.that account  for 36% of GDP. has been delaying recession. You're probably correct that cuts to spending will put the economy into recession. Though that might happen even without cuts.