All Forum Posts by: John Rubino

Thank you Sean Ross and Dena Puliatti.  

Hey guys...I just read that the Biden Administration is seriously considering axing 1031s to pay for the next huge government sponsored spending plan (Family Plan). Besides the potential of eliminating the "step-up" basis killing the 1031 could be extremely detrimental to CRE and seeing a rebound to the economy.

And we all have heard what the administration is also considering for Capital Gains taxes...YIKES!

One option that looks to be sticking around is the Opportunity Zone program.  This (and maybe DSTs) could be the last way to shelter some deferred gains to keep Uncle Sam off your back for a while.  It also has several other benefits (bonus depreciation, reduction of tax payment on the deferred gain you invest in the OZ by 10% as per the 2021 regulations, and tax free returns after 10 years).  Lot's of promise here and could be a good way to preserve some of that long term wealth.

Good luck out ther.

Wow!!!  Great thread.  I just got back on to BP and boy have I missed these types of threads and insights.

If you are non-accredited and sophisticated, find Sponsors you can talk to that you get to know. You have to have confidence and the Sponsor needs to build a relationship with you if he wants to be sure you have some insights into the risks of the types of deals you would be funding. If you are syndicating or partnering with other investors to fund a Sponsor's deal and you are a company doing this (LLC, partnership) then get a PPM attorney and file with the SEC. 506B is easiest but if it is really risky...then 506C is best. You have to have an "existing relationship" if you are or you are working with non-accredited and sophisticated investors. I would also highly recommend you set some parameters when thinking about working with non-accredited investors or if you are one and want to invest on a large deal. For instance, the SEC doesn't define income or net worth for non-accredited like they do for accredited. Something to consider...and if you are syndicating for your deals or a Sponsor you are partnering with make sure you get verifications for both your accredited and even those non-accredited you work with. Keep records and ask for re-verification as per the guidelines on net worth and income.

Thanks for letting me jump in here.

If you are or know of any large developers, sponsors, and/or investors looking for an equity investor please keep us in mind.  We have been in business since 2013 and have completed 13 projects with over $4.8M invested and close to $1.9M in revenue.

We just finished a banner year with close to $2.9M in equity investments and over $860,000 in revenue in 2017. We are currently investing close to $5M in equity with over $2.9M projected revenue, and we are raising $3-$5M+ equity on a 60 unit condo/mixed use project in DC over a 36 month period.

We are interested in working with seasoned and experienced developers/sponsors/investors who are looking for a long term equity partner.

Thank you.

R&F Commercial Debt and Equity is offering favorable terms on Capital for your real estate project needs.  We offer Hard-Money Capital services and are also interested in partnering up with experienced and proven developers/builders/investors for Joint Venture Opportunities.  Check us out online and on Facebook.  Look forward to hearing from you and discussing your projects.

Good Morning BP Nation,

Hoping you are all doing well.

I am sending out a quick message to all investors, developers, rehabbers. wholesalers, agents, brokers, and builders who are in need of capital for the purchase and or renovation of their real estate projects. We can provide you with private, hard money, or bank financing capital for your projects in both debt and equity scenarios. We are focusing on DC, MD, and VA but are also looking at east coast markets as well.

Our private money offers 100% funding with no fees, points, closing costs, or monthly charges.....everything is paid on the back-end when the property sells.  Fees range from 10-18% over 6 months with standard collateral for a debt position.  We also offer joint ventures (can fund up to 75%) and equity partnerships for larger development projects where we can bring both the debt (bank/conventional financing) and equity (private money) to the deal.  For these projects we establish a preferred rate of return (PREF) and look at a profit split to be shared with the investor. 

Our hard-money loans are at 4 pts and 12% annualized. Standard term timeline is 6-9 months.  Collateral is also standard for a debt positon.

Finally we are interested in purchasing notes and can assist with refinancing your loans through our business.

Thanks for your time and contact me if you are interested.  Serious and experienced investors are preferred.

Hello Amanda,

Thanks for the message. Fayetteville is a great area. Hope you all are staying safe from the hurricane. I hope things are going well with the business you are starting with your family. My focus here is to work with developers, builders, and investors in NC real estate markets to provide them debt, equity, and/or both funding options either as a way to fully fund their projects, partner with them on a JV, or provide equity (more so on larger deals). If you are interested in this and would like to work with us, I welcome a discussion more on how we can work together. I am not actively looking for properties in NC nor am I actively managing projects in those markets. I do get anywhere from 4-10+ leads every day from a good friend and broker in that area. I am looking to connect the broker with developers / builders who can work with the broker to see some of these leads and if it makes sense to utilize our funding services on these projects. Hope this helps.

Contact me if you are interested and have a nice weekend.

John

Hello,

We are currently getting good property leads in several North Carolina Markets and are looking to share with developers (e.g., flippers builders).  If you are interested you will need to use the broker who is sharing these properties with us on the purchase and listing side (along with his service requirements) and utilize our funding services (fully funded deals or Joint Venture Opportunities).  We prefer established developers but would be happy to discuss with all who contact us.

Thank you.

Hello,

Our company is looking to partner with developers who are interested in private money for Joint Ventures (JVs) or to utilize our funding services on an Equity Position. We offer up to 75% on JVs or for Equity deals. We are focusing on the DC, MD, VA, NC, and SC markets but will look at all potential opportunities that make sense and are win-win. We are willing to take a second position if we are bringing in less than 50% of the monies but will need sufficient collateral to protect our investment (e.g., unencumbered asset, cross-collateralization, developer bringing in skin).

Serious developers only please.  We are currently lending on projects at the $500,000 level and up for both JVs and equity.

Thanks for your time.

We've had some great feedback and responses from this original thread.  Thanks to all who've contacted us and we continue to welcome investors and businesses who are interested in working with us.  Wishing everyone a great 2016!