All Forum Posts by: Guy Idan

Does cold calling work?

Listen to me CAREFULLY and use some level of intelligence PLEASE. I am UTTERLY allergic to stupidity and ignorance.

Does cold claling work?

NO!

It does NOT.

This is not opinion. Can you make a deal with cold calling?

Yes of course!

Does it work? No. Not as a strategy to reliably get leads.

If you have a car, and the car only starts 3 times every 100 times you turn the key? (3% success rate similar to DMM)

Does your car work?

NO!

Does the car start? Does it drive? Yes sure.. but does it work? NO

Anyone that disagrees.. I don't want to hear about it, just go do it. This post is your little voice of reason and common sense.

Want to see what a system that works ACTUALLY looks like?

Here you go!

No one yet in my 5 years in this business could EVER challenge my lead generation system.

All leads motivated, all leads free all leads come in without lifting a finger.

Nothing beats SEO in quantity and quality and costs. It is 100% free!

So again tell me... compared to this, compared to common sense and logic, does Cold calling work?

No it does not!

@Guy Idan, the markets you mention, and most every other market are hard to make numbers work.  You mention "large MF syndications", can you confirm what large means to you?  To me it is 200+ units per community, but you mention 16-50 units.

As for what makes markets attractive: diversity of economy (no single industry cities), population growth, and rent growth are some of the primary drivers for markets. Transaction volume, landlord friendliness, and others can also factor into market decisions.  Lastly, pricing will dictate a lot of people's decisions, but this becomes a trade off for risks.  I.e. Indianapolis seemingly trades at higher cap rate than Atlanta, but Indy overall saw a 12% Year over year rent growth vs Atlanta's 20%, and continued forecast rent growth in Atlanta is projected to continue to outpace Indy.

I do not mean that Indy is a bad place to invest, but you are generally trading current return (higher going in cap rate in Indy) for faster long term growth in Atlanta.  

As for size, a big piece of any multifamily investment is your ability to exit at a good price.  Knowing your likely buyer pool is imperative.  So if you are buying a 16-50 unit property, I would say you likely buyer is going to be a local group and/or a mom and pop type investor.  As such, market is not quite as big of deal, as long as you aren't buying 50 units in a tiny rural town with a population of 1,000.  But any reasonably major market, you will have investors willing to pay for that asset.  If you are buying 200+ units, your buyer pool will be institutional.  In this case, the larger demographic trends will come into play at a much larger level.

I believe you can find value in almost any market, but I am currently building a portfolio in Houston at the moment. Bought 588 units down there last year and looking to add more this year. Would love to buy in Dallas (where I'm based), but it's incredibly competitive. Im originally from Houston too, so know the market very well. We can also get a more attractive basis than Dallas and we don't have to be as aggressive on assumptions. 

Our growth strategy is to focus our efforts in certain areas so we can build our portfolio to a size where we can bring on asset managers. It's much harder to keep track of everything when they are spread out in different states without the proper infrastructure for asset management.  

 Brokers often post OM and financials on Loopnet that can be used to practice