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    Business

    The Real Estate Espresso Podcast

    Welcome to The Real Estate Espresso Podcast, your morning shot of what’s new in the world of real estate investing. Join investor, syndicator, developer, and author Victor J. Menasce as he shares his daily real estate investment outlook. Our weekday episodes deliver 5 minutes of high-energy, high-impact content to fuel your success. Plus, don’t miss our weekend editions featuring exclusive interviews with renowned guests such as Robert Kiyosaki, Robert Helms, Peter Schiff, and more.

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    Copyright: © 424617

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    Latest Episodes:
    Noel Walton Jun 11, 2022
    Show notes

    Noel Walton is based in Killeen Texas, home of the US Army's Fort Hood where he and his colleagues have formed "The Joint Chiefs of Real Estate" (JCORE). They are investing in multi-family assets and are bringing military discipline to the world of real estate investing. To connect or to learn more, visit jcoreinvestments.com

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    Host: Victor Menasce

    email: podcast@victorjm.com


    Problems, Problems, Problems Jun 10, 2022
    Show notes

    On today’s show we’re talking about how this business looks easy from the outside. I had dinner with an investor last night and they kept marvelling at how easy we made these huge projects look from the outside. Well, I’m here to tell you that nothing could be further from the truth.

    Today’s show is all about problems. Problems, problems, problems. They seem to be everywhere. Let’s be clear. This is not whining or moaning and groaning. Although to some, it may sound like whining from a distance.

    Real Estate development projects are conceptually simple. But it’s the thousands of details and regulations spanning everything from design, to construction, to capital to entitlements and tax. Each of these steps represents an opportunity for a problem. On today’s show I’m going to just touch on a few.

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    Host: Victor Menasce

    email: podcast@victorjm.com


    Investing In A Downturn Jun 09, 2022
    Show notes

    On today’s show we are talking about how to navigate economic cycles.

    In a rising market, everyone looks like a genius. The rising tide lifts all boats and celebrations abound each passing month. Some of that is real wealth creation, and some is paper wealth creation that might take a very long time to realize.

    We are absolutely in a destructive environment for many on a global basis.

    At the same time as we are experiencing supply side shocks to the economy, our government and central bankers are trying to tame inflation by increasing interest rates to reduce demand.

    An interesting thing has happened during this economic cycle in real estate. We have not lowered our standards for underwriting in order to meet the more competitive market environment. We know that economic cycles happen. The cause might be unknown. The timing is unknown. The depth is unknown. But you know that there will be an up cycle and a down cycle. Anything you do in the world of real estate investing has to be designed to span economic cycles.

    When you buy a building and sign a loan agreement with a 25 year or a 35 year amortization, you know that there is going to be a recession during that period. There might be three recessions or maybe five recessions during that period. Nobody knows how many. But you had better design your project to survive those up and down cycles.

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    Host: Victor Menasce

    email: podcast@victorjm.com


    Do Valuation Methods Still Apply? Jun 08, 2022
    Show notes

    There are numerous articles out there in the mainstream media ranging from the Wall Street Journal to Fortune Magazine stating that we are now in a completely different market compared with the past two years. The articles then go on to assert that we cannot rely on historic data for comparable sales because the market conditions have changed.

    On today’s show we are asking the question about whether we truly are in a new housing economy?

    What methods can we use to determine property value?

    If you ask any appraiser, they will assert that the traditional method of valuing property looks at a trio of methods.

    1. Comparable sales
    2. Replacement cost
    3. Multiples of net income

    Professional appraisers look at all three of these metrics and then decide which of the three should take precedence in the specific circumstances for a subject property.

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    Host: Victor Menasce

    email: podcast@victorjm.com


    Taming Irrational Exuberance Jun 07, 2022
    Show notes

    On today’s show we are talking about leverage and the impact of rising interest rates on apartment owners.

    Leverage in any transaction can be your friend and it can also bankrupt you.if you are over leveraged. Many investors have been betting on inflation continuing to rise uniformly across the economy.

    When prices rise, then eventually wages will rise too in order to keep pace with inflation. Operating expenses will increase, but on average rent growth will outpace the rise in operating expenses.

    But what about interest rates?

    What if interest rates rise so fast that the result is negative cash flow?

    Investors have bid up the prices of apartments over the past couple of years to levels that make no sense to me. We have read the reports of cap rates approaching 3.5% in many cities across the US including Austin, Denver, Nashville, to name just a few.

    When interest rates are pushing 4.5-5%, then the bank is earning higher yield than you are as an investor. That is very reminiscent of the 2007-2008 timeframe. It’s as if investors failed to learn the lesson from the 2008 financial crisis.

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    Host: Victor Menasce

    email: podcast@victorjm.com


    Should I Buy That 30 Unit Building? Jun 06, 2022
    Show notes

    On today’s show we are discussing a question that I get very frequently. So I’m not going to attribute the question to any single listener. The question is whether: A three story 30 unit apartment building with below market rent is a good purchase to reposition and increase rents up to market as a value creation play?

    The theory is that the property has been mismanaged and that by making improvements to the property you can increase rents and therefore increase the value of the property.

    The fact that the property has below market rents means that the building is very likely an older building. This means that the building is definitely going to be positioned as a C class building and it will be virtually impossible to position the building as anything but C class.

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    Host: Victor Menasce

    email: podcast@victorjm.com


    Emma Powell Jun 05, 2022
    Show notes

    Emma Powell is based in Salt Lake City Utah where she runs a multi-family investment club that had its roots in the syndication business. Yo connect with Emma visit http://highrise.group. You will definitely want to hear this fascinating perspective on another way to participate in the world of large scale apartment investing.

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    Host: Victor Menasce

    email: podcast@victorjm.com



    Loe Hornbuckle Jun 04, 2022
    Show notes

    Loe Hornbuckle is based in Dallas Texas where he leads the Sage Oak group of Assisted Living and Memory Care homes. Loe is a business partner of mine in the assisted living business and on today's show we're talking about the lessons learned between generations of new service offerings being introduced into the marketplace. The Sage Oak is hosting the grand opening of its newest campus in the North Dallas suburb of Denton Texas this weekend. To connect with Loe, visit goodhorncapital.com, or thesageoakcompanies.com.


    AMA - Duplex with no Permits Jun 03, 2022
    Show notes

    Today's question comes from Atisha in Philadelphia.

    I was blind-sided with the news that my recently bought two-family home is legally a SINGLE FAMILY dwelling.

    I closed on the home in November of last year. It appraised for $300,000. I live in one unit and rent out the other on a short-term basis on Airbnb.

    I now have to obtain a Limited Lodging License in order to continue renting on Airbnb. I went through the process in order to do so and was blind-sided at the L&I office with the news that the property I bought is not actually a multi-family home, but a single family home.

    The seller applied for RM1 classification but never obtained any permits to do the work of flipping the home from single-family to multi-family. All of the work that the seller did to the property was done ILLEGALLY, without any approval or permits. I went through the process of purchasing this home; having extensive credit checks done on me, paying for home inspections, paying for appraisals and expecting the utmost due diligence from my lenders, the appraiser they hired, my title company and realtor.

    Now, I am here today with the information that there was fraud somewhere along the line and I now cannot LEGALLY rent out my home for the purpose it was purchased.

    I am kindly asking for your advice on what steps I need to take moving forward. I am in need of an attorney who will be able to fight on my behalf.

    Atisha, I'm sorry to hear about your troubles. First of all, I’m not a lawyer and I don’t want to be in the role of providing legal advice. I can make an introduction to two lawyers in the Philadelphia are who I would trust to help you with issues of this sort.

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    Host: Victor Menasce

    email: podcast@victorjm.com


    Why The Fed Wants People To Lose Their Jobs Jun 02, 2022
    Show notes

    On today’s show we are talking about why interest rates will continue to rise until more people lose their jobs.

    It sounds strange to say this, but the Fed wants to see people lose their jobs. On today’s show I’m going to describe why that is. On yesterday’s show we reviewed a new book written by Ben Bernanke, former chairman of the Federal Reserve.

    It was only after reading that book that I fully understood the comments being made by current Fed chairman Jerome Powell. There are two mandates at the Federal Reserve.

    1) Help the economy achieve full employment

    2) Maintain stability in financial markets including price stability.

    The second mandate really means managing inflation. It’s no secret that we are experiencing a global inflation phenomenon. This is not limited to the US.

    But the theory is that when inflation becomes entrenched, then the expectation of inflation becomes much more difficult to overcome. The result is a wage and price spiral. We are now seeing employees demanding cost of living adjustments to cope with inflation. These adjustments were not happening on a large scale in 2021, but we are seeing both individual and collective agreements where employees are seeing wage gains in excess of 10%.

    The theory goes back to the inflationary period of the 1970’s and 1980’s. In those days the expectation of inflation became entrenched in society and a wage and price spiral took hold. Prices increased and employees demanded higher pay in order to keep up. Higher wages would translate into higher expenses which drove higher prices in an endless cycle.

    Unemployment is currently running at 3.6%. This is the lowest unemployment since the 1950’s. Unemployment below 4% is considered to be full employment.

    So the economists at the Fed know that until unemployment jumps to maybe 5-6% we will continue to see an upward spiral on both wage and price growth.

    The current chair of the Federal Reserve must be very guarded in their language. Their words have the power to influence the market in both the short term and the long term. But a past Federal Reserve Chairman is not bound by the same constraints. In my view, after reading Ben Bernanke’s book, I believe I understand the relationships that are at the core of the economic models they are using the to explain how our economy functions.

    The Fed’s dual mandate is to deliver full employment, and to manage price stability. They must have both, not just one and not the other. If they have to sacrifice one of those two metrics temporarily in order to get both, I’m convinced that they will allow unemployment to rise in order to stop inflation.

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    Host: Victor Menasce

    email: podcast@victorjm.com


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