Skip to content
×
Pro Members Get
Full Access!
Get off the sidelines and take action in real estate investing with BiggerPockets Pro. Our comprehensive suite of tools and resources minimize mistakes, support informed decisions, and propel you to success.
Advanced networking features
Market and Deal Finder tools
Property analysis calculators
Landlord Command Center
ANNUAL Save 54%
$32.50 /mo
$390 billed annualy
MONTHLY
$69 /mo
billed monthly
7 day free trial. Cancel anytime
Pick markets, find deals, analyze and manage properties. Try BiggerPockets PRO.
x
All Forum Categories
All Forum Categories
Followed Discussions
Followed Categories
Followed People
Followed Locations
Market News & Data
General Info
Real Estate Strategies
Landlording & Rental Properties
Real Estate Professionals
Financial, Tax, & Legal
Real Estate Classifieds
Reviews & Feedback

All Forum Posts by: Eric C.

Eric C. has started 13 posts and replied 94 times.

Post: Crew Enterprises DST Investors with suspended distributions please PM me

Eric C.Posted
  • Laguna Niguel, CA
  • Posts 116
  • Votes 43
Quote from @Brett Henricks:

Thank you Crew/Versity investors for continuing to get in touch with me. I have now confirmed a 14th Crew/Versity property with suspended distributions. This one is in Chicago called The Buckingham. It's a student housing property.


I almost invested in this property back in 2018 so I have been following it a bit.  This property had a foreclosure suit filed during Covid, but a forbearance agreement was ultimately reached.  

Out of curiosity, I looked at the original brochure for this property and NOI for this year should have been $6M with over $3M in cash flow. Would be interesting to see what the actual numbers are..

Post: Avoid Working with Leslie Pappas of Archer Investors - Complete Review

Eric C.Posted
  • Laguna Niguel, CA
  • Posts 116
  • Votes 43

The intent of my original post was to provide a factual, comprehensive review of your services and investment recommendation based on your extensive due diligence. You previously mentioned “The analysis performed is exhaustive. All the reports are reviewed. Third party analysis is reviewed. Market analysis is performed.”  If any part of my original post is factually incorrect, I will gladly update it. I'll provide some additional facts based on your response, but don't want this thread to spiral into a back and forth dialogue. I’ll let readers decide how they want to interpret the facts I stated.

The underlying investment was student housing. Early 2017 investment, assumable, high 3s fixed-rate debt with a 5-7 year expected hold period. This investment should have done very well based on these facts, but the biggest drag on performance was the yearly high "unexpected" property tax expense ($300-500k drag on NI per year). As mentioned in my original post, the use of a lower property tax expense projection (even lower value than the year before the record sales price) in the pro forma should never have passed any due diligence check (it was 70% off from pro forma!). This was the single largest contributor to the significant under performance of the investment. The other contributing factor was the poor property management and sponsor asset management of the properties. It's very disingenuous to blame the overall poor performance on Covid and not even mention the property tax expense issue. For reference, the occupancy for Fall 2020 was 97%, Fall 2021 was 100% and 99% for Fall 2022.  

As for "nor would additional due diligence on Nelson Brothers in 2017 have revealed anything about the brothers eventual fallout". The official separation happened early 2018, just about a year after your due diligence on the sponsor. As a reminder, this was not just a standard break-up, but a toxic-split which led to the brothers not speaking to each other in the years that followed (in addition to lawsuits being filed). I find it hard to believe that there were no signs of any friction or issues that could have been uncovered in the years leading up to the legal split. Even after the split in early 2018, you continued to promote NB Private Capital deals (up until Dec 2020).

It’s also misleading that you state “Once COVID hit the industry, we no longer represented student housing from any of our sponsors.” You continued to promote NB Private Capital (Brian Nelson’s firm) until the Dec 2020 when Covid hit in Q1 2020 and the effects were already known within the first month or two. You were also already aware of the poor communication from Brian and his team before Dec 2020. See excerpt from e-mail I sent you 7/7/2020 –

“I'm hoping you can get someone at NBPC to answer my below questions. It's been close to 5 months now for some of these questions. The below forward only shows the e-mail thread AFTER these questions got escalated to Brad. When I originally invested with NB through you, I had asked about how well NB communicates with their investors. You mentioned no issues and that they are highly regarded student housing sponsor. To be frank, out of all my syndication and private equity investments, NB/NBPC has been the worst performing in terms of communication and responses. This e-mail thread is just one example of how long it takes to get a response from NBPC.”

I hope others have the courage to provide comprehensive reviews of Brokers, Sponsors, Capital Raisers, etc. as there are many to choose from, but very few reviews even after years of in the business. 

Post: Avoid Working with Leslie Pappas of Archer Investors - Complete Review

Eric C.Posted
  • Laguna Niguel, CA
  • Posts 116
  • Votes 43

I would avoid working with Leslie Pappas / Archer Investors at all costs. If you are inclined to go down the DST route, I would highly recommend going with a RIA who can help save you on fees and provide true due diligence analysis. I originally didn't plan on writing a review on her, but after reading a recent post (shown below), I wanted to warn others about her "due diligence", handling of investor concerns and follow-up communication. Keep in mind that her commission on DST deals falls within the high single-digit percentage range, so the quality of service should reflect the premium fee being paid.

There are many qualified Sponsors to consider. In my firm, we underwrite the Sponsor as a company in addition to their individual offerings. It is entirely possible that a Sponsor can be approved, but an individual offering may not.

This industry, like all real estate, has its ups and downs. Those that tend to have a bad experience, is typically tied to poor Sponsor selection or offering selection. It's vitally important to know who you are working with, and have the history of the players involved. I see former players from the 2000's coming back to the industry under different business names, and some of their prior work was less than stellar. It's important to have the advice and perspective of an industry old-timer, in my opinion.

The sponsor and specific deal she highly recommended to me back in 2017 should have never passed any due diligence check both from a sponsor point of view and deal point of view.

Specifically, the sponsor, Nelson Brothers Professional Real Estate (NBPRE), and later Nelson Partners Student Housing, NB Private Capital (NBPC), Versity, Versity Invest, Versity Investments, and Crew Enterprises (constant rebranding/renaming to hide past issues) had yellow/red flags about them before I invested in 2017. After attending industry meet-ups and conferences, I learned that the fighting/disagreements between the Nelson Brothers (Patrick and Brian) had been ongoing for years. There were even some companies that refused to do business with them out of an abundance of caution. Leslie seemed completely unaware of any of this even though she mentioned she had a great relationship with Brian and has worked with him for years. She even continued to promote NB Private Capital Student Housing until the end of 2020, which was astonishing, especially given that this was during the height of Covid. At that time, there were public records showing missed payments and multiple distressed properties, not to mention the overall struggles of the student housing market.

Even the underlying investment showed major red flags in the PPM which she never disclosed or mentioned to me. For example, the pro forma projected that the property tax expense for Year 2 and Year 3 to actually be LOWER than what was paid by the seller the year before the sale. The seller paid $492k in property tax in 2016 and the pro forma showed a tax expense of $472k in 2018 and $484k in 2019. The actual 2018 property tax ended up being $797k and $822k for 2019. This was almost 70% higher than what the pro forma had stated. It’s inconceivable to me how someone with a RE broker license, a CCIM, and a plethora of Series Securities Registrations can think that the property tax valuation would be reassessed at a LOWER value after knowing that the subject property and neighbor properties were being sold for record prices with each recent sale. When I asked for her due diligence analysis on the property tax expense component of the deal later on, she simply responded she didn’t remember. Other RIAs who sell DSTs will provide documentation with their full analysis of each deal they recommend. I would have expected something similar when I asked about it, not a recollection from memory.

Another yellow flag in the PPM was regarding the Sales Commission under the property disposition stage. Instead of stating an actual % or not to exceed number (typically used in PPMs), only the term “market rate” was used. You can guess what kind of commission % was deducted from the sales disposition proceeds. Of course, the broker was “Nelson Brothers Professional RE” who is currently involved in many lawsuits and has judgements piling up against him.

If the lack or incompetent due diligence on the sponsor or underlying investment wasn't bad enough, her follow-up and handling of my concerns was even more infuriating. She did nothing more than just forward my e-mails with my questions and concerns and set up a few calls without adding any value to the communication chain. Many meaningless emails such as "thanks" or "let me know if you need anything else" were sent to the sponsor after receiving non-answer responses from Versity/Crew. I would have expected her to push for full answers to my questions or add further clarifying comments/questions based on her own experience with other sponsors. Even when the sponsor admitted to numbers (close to $1M) not adding up or false statements being made, she made no attempt further push the issue. There were only 2 times she was proactive with any sort of communication with me. The first was after our introductory phone conversation when she was aggressive in asking me to fill out all the financial documents and forms in order to complete the purchase of the DST. The second was when the DST was about the go full cycle and she wanted to know what my plans were with the proceeds and whether I was interested in rolling it into another DST.

The investment she highly recommended ended up performing poorly and many questions about previously non disclosed expenses/fees and escrow prorations remain unanswered. After reading about the ongoing litigation against Versity/Crew, I have suspicions of potential fraud.

Anyone who is invested in any Nelson Brother/Versity/Crew deals should perform a google search on “brain nelson lawsuit”, “patrick nelson lawsuit”, “nelson brothers lawsuit”, and “versity invest lawsuit”. It’s quite eye opening.

I hope this post helps at least one investor avoid the same path I took and saves them from the nearly 8 years of frustration I've endured.

Post: Anyone ever use a "premium" Selling Agent - 3.5% fee

Eric C.Posted
  • Laguna Niguel, CA
  • Posts 116
  • Votes 43

The agent is successful.. he has over $13M of listings active right now and they are all agreeing to the 3.5% listing fee.  Just wanted to hear if anyone had experiences with these types of agents who also tried the lower fee agents.

Post: Anyone ever use a "premium" Selling Agent - 3.5% fee

Eric C.Posted
  • Laguna Niguel, CA
  • Posts 116
  • Votes 43

I have a 1M investment property I'm looking to sell in CA and noticed a model match closed for $30k higher than the previous comps.  I called the listing agent and he gave me a 1.5 hour presentation about how great of an agent he is and how other agents get steam rolled when they deal with him due to his "success confidence".  I asked him why he thought he was able to get $30k higher than the previous comps, but he just provided general information - good staging, photos, clean up the property, and re-painting the interior.  

When I asked about his commission structure he told me he charges the highest in the area - 3.5% on the sell side (2.5% on buy side so total 6%).  The highest I've heard of in my area is 2.5% and most agents go much lower.  I would say average is 2% with a few broker agents going down to 1%.  All full service agents.

I'm wondering if anyone has experience with BOTH a premium selling agent (above average in the area) and a lower fee agent.  Would you pay a premium again?  What do you think was the secret sauce of the premium selling agent?

Post: Delaware Statutory Trust in lieu of 1031 exchange

Eric C.Posted
  • Laguna Niguel, CA
  • Posts 116
  • Votes 43

Some of the cons mentioned regarding DSTs are not 100% correct. Generally, DSTs are illiquid, but you can sell your ownership to other investors. Your DST sponser would have to facilitate the transaction though. If you got in a good project, there should be no issue selling your ownership for a positive return.

Lower performance vs. traditional RE investments is also not 100% accurate. Remember, it's all about the sponser and their track record. Most DST sponsers aim for an IRR in the mid-high teens. I would say the average RE investor is NOT getting this type of return on their own without having to put in a lot of sweat equity.

Post: Tax rate in Dekalb County, GA

Eric C.Posted
  • Laguna Niguel, CA
  • Posts 116
  • Votes 43

Tax rate remains the same.  Homestead exemption just exempts part of the assessed value.

Post: Hiring CPA vs. DIY Online Software

Eric C.Posted
  • Laguna Niguel, CA
  • Posts 116
  • Votes 43

$140/hr is a fair rate for a CPA.  However, your situation doesn't sounds like the return should take 4 hours to complete.   Unless that time includes chatting with you about your situation and going over numbers, giving advice, etc.  It's always hard to get good referrals on CPAs since you'll always be in a situation where you don't know what you don't know.  I've had 2 referrals on here from people who praised their referral, but in the end, I found a number of mistakes and had a bad overall experience with them.  Good luck.

Post: Where to park my Heloc money till ready to invest?

Eric C.Posted
  • Laguna Niguel, CA
  • Posts 116
  • Votes 43

@Matthew McNeil the max is $2499 for the 3% rate. Anything higher dramatically drops the rate all the way down to .25% for 100k+. Not really useful when you have $120k to hold.

Pretty long winded response from the PM company.  I would prefer this type of detail and explanation over a few sentences or a few word response though.  Anyway, I'm not clear from your post what the PM did incorrectly when selecting the tenant.  Typically, the PM would provide you a list of min criteria for a tenant.  If you don't agree, then you are free to change some part of it (ie. PM sets min FICO of 650, but you want 675).  Are you saying that the PM company ignored part of the tenant selection criteria when selecting the "bad" tenant?

Also, does your agreement with them have any verbiage that states they can run a "move-in" special?  Personally, I always view my listings after the PM posts them so I can verify the content.  Maybe yours had move-in special in the description which could have been addressed right after the listing went live.