All Forum Posts by: Manuel Angeles

@Collin Schwartz Very Cool ! That is definitely inspiring. Aside from you line of credit, did you use any other sort of financing for these acquisitions ? Or were these units acquired entirely using the line of credit ?

@Graham McBain

@George Smith

Great post, usually lenders need you to have at least 1 year seasoning before they can refi into a conventional type loan term. Have you asked your current Conventional Lender if that seasoning would be an issue ?

That is interesting , I only know how to structure JV's with private money but only for short-term loans... usually for fix and flips . I would love to see what other people have to say. @Jeff Petsche

You can search other real estate clubs in the area on www.Meetup.com... just search "Real Estate Investors San Diego"

Here is a list of all of the Real Estate meetup groups in San Diego:
https://www.meetup.com/find/?allMeetups=false&keywords=real+estate&radius=10&userFreeform=San+Diego%2C+California%2C+USA&mcId=c92101&change=yes&sort=recommended&eventFilter=all

San Diego is a great market to be a private lender. Attend the San Diego Creative Investors Association (www.sdcia.com). They have meetings on the 2nd Tuesday of every month. You will be sure to find some great potential partners.

Before the meetings, a lot of the attending meet at "Bully's Sports Bar," which is right down the street. That's where you get to know a lot of the investors in the San Diego area.

Great post, definitely learn a lot of tecniques that I can use in my Business. And I am sure many others can too

@Adrien C. Thank you for that input. Those are great %'s.... So out of 100 of PPC leads, 15% of them are actual leads... But out of that 15/100 leads, how many of those leads Actually Close ?

Whats Up Fellow Real Estate Investors

Of all of the marketing you've done in your life, which methods brought you the most closed deals ?

One of my business partner clients focuses on internet marketing:
He spends $11k on Pay Per Click and $2k on SEO
81 clicks per week (visitors to his website)
6 potential leads 7.4%
1/15 leads turn into Closed Deals , about 6.7% Conversion
He needs 202 website visitors to get 15 leads to get 1 Deal, about a 0.5% conversion... What numbers are you hitting ?

Do you invest in Online Marketing too ?
Which of method of marketing have you seen bring in the most results ?

And of those leads, How many convert into deals,
And how many of those deals actually close ?
Marketing > Leads > Deals > Closing

Have you heard of National Council of Exchangors & Equity Exchanging ? 
http://www.ncexchangors.com/

They are all about creative real estate deal structuring, using 1031s.

Example:
I have a small apartment I'm selling in Sherman Oaks CA worth $2.5m,
It was bought distressed, we repositioned it and now is stabilized.

I'll present it to a group of fellow equity exchangors
One of them would probably pay all cash,
Some of them would have 2 properties to trade
Maybe one of them has a fishing boat to trade
Or someone would offer $500k cash and a $2m worth of notes generating 10% or something,

And they'll usually have several "Legs" to their transaction.
Example:
I'm selling my $2.5m apartment to Person A ,
Person A is bringing in $500k Cash and another apartment in East Los Angeles 
However Person A's $500k is coming from a 1031, he waiting for escrow to close on another retail strip center he is selling for $3m to Person B. Person B has another 1031 from a property he just sold to Person C.

Along with NCE, there is a "Society of Exchange Counselors" (SEC) that is invitation only, and there are only a certain number of people can be in the group
http://www.secobserver.com/

There are many individual equity exchanging groups throughout the US.

Here is a video about their Quarterly Conferences held in Las Vegas:
https://www.youtube.com/watch?v=GYAuj9LRblk

@Harrison Hodson

There are many Private Lenders who structure their loans as equity partnerships but still would like to record a Trust Deed. I would highly suggest that you get a good attorney to draft up loan documents and promissory notes . 

Also take into consideration that in California, if you lend your money out over 10% without using a Broker, you could suffer usury laws... So also make sure you are working with a good Broker to set those up.