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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:
    What Will Cause The Next Financial Crisis? Apr 22, 2022
    Show notes

    If we have learned anything in the past two years, it’s that our world is interconnected more than ever before.

    Countries that are close trading partners are rarely insulated from each other. In Canada we have a saying that when the US economy sneezes, Canada catches a cold.

    We’ve talked extensively on the concept of counter party risk on this show.

    Back in 2010, many European banks, particularly in France and Italy were on the verge of insolvency as a result of exposure to Greek sovereign debt. In the end, European and foreign investors solved the problem by lending Greece even more money. They kicked the can down the road and averted catastrophe, but didn’t really solve the problem.

    Let’s put this in perspective. Greece is a tiny country, despite holding a large place in world history. The total population of Greece is only 12M people, and about 4M of them live in Athens. Compared to the population of the entire European Union, Greece is a rounding error. At the time, some of France’s largest banks were leveraged more than 30:1, meaning they held deposit reserves of 3-5%. These banks had approximately 3% of their balance sheet exposed to Greek sovereign debt which by itself would be enough to sink some of France’s largest banks.

    The question is, how many other countries out there have gone through economic disruption over the past two years, are facing crushing levels of inflation, and are at increased risk of default?

    The question is which country is going to run into trouble first, and then what will the cascade effect be of that counter party risk when the dominos start to fall over. Will it be Greece? Will it be the UK with debt at 345% of GDP, or maybe the republic of Ireland with debt of 700% of GDP? We are fixated on the balance sheet of the Federal Reserve. That’s important to be sure. But the next financial crisis will be the result of a weaker economy having a cascade impact on the rest of the world.

    -----------------

    Host: Victor Menasce

    email: podcast@victorjm.com


    AMA - Bridge Lending For A Multi-Family Value Added Project Apr 21, 2022
    Show notes

    Today’s question comes from Chris in NYC. He writes:

    What are your thoughts in today's market on taking on bridge financing when acquiring a multifamily asset that has a CapEx renovation plan?

    My team is finding ourselves having to go this route either because A) the assets we're finding & underwriting have a DSCR that's not at levels to support traditional debt sources or B) the property owner's T12 clear enough.

    ------------------

    Host: Victor Menasce

    email: podcast@victorjm.com



    Our Economy Is In Recession Apr 20, 2022
    Show notes

    On today's show I'm making what I believe is a convincing argument that our economy is in recession despite what governments are calling a growing economy. Let me know if you agree with the thesis of my argument.

    ------------------

    Host: Victor Menasce

    email: podcast@victorjm.com


    Hedonistic GDP Apr 19, 2022
    Show notes

    On today’s show we are talking about how to understand what the published measure of gross domestic product and how we measure inflation. Both are in fact misleading the voting public.

    The concept of gross domestic product is easy enough to understand. You add up all of the economic activity in a nation, and now you have the gross domestic product. Pretty simple. But not necessarily easy to calculate.

    ------------------

    Host: Victor Menasce

    email: podcast@victorjm.com


    AMA - Dense Urban Land Assembly Apr 18, 2022
    Show notes

    Today's question comes from Marc in Montreal who writes:

    We own a midtown Strip Mall where there is an adjoining property worth $1.3M which has 18 parking spots. It has a restaurant on the property that will be shutting down in 6 months due to retirement. A developer has an offer on the land for $2M, and would probably let me purchase it for $2.1M. Our strip mall has long term leases in an aging building. I see a scenario where a Land Assembly could convert it all to a 3 storey mixed use building with underground parking that would surely yield profit above and beyond both projects. What are the possible short term or long term strategies that we could take with this project?

    I am considering a multi-phase project whereby I tear down the restaurant, build some commercial units, move my commercial tenants there, then tear down HALF my existing building, move some of my tenants there, and then the last Phase? 3 Phases, and every tenant ends up moving. After the last Phase, I simply fill the remaining spaces.

    On the 2nd and 3rd floor, I would have residential units. Either Condos or rentals. Is the extra $800K to purchase the corner property worth it? I am not sure exactly how to do a napkin calculation on this, but I imagine price per square foot to build minus price per square foot to rent is the way to go, minus all kinds of carrying costs and commercial tenant improvements.

    All of the commercial tenants have different long term expiration dates on their commercial leases, ranging from 7-15 years.

    Let me know if you have any thoughts.

    -------------------

    Host: Victor Menasce

    email: podcast@victorjm.com



    Lisa Haisha Apr 17, 2022
    Show notes

    Today's show is a replay of an extraordinary conversation with Hollywood icon Lisa Haisha. She's an actor, a producer, a coach, a real estate investor, an entrepreneur. There are so many powerful lessons in today's conversation that I felt it was worth sharing again.

    -----------------

    Host: Victor Menasce

    email: podcast@victorjm.com




    Jake Harris Apr 16, 2022
    Show notes

    Jake Harris is based in Sacramento California. From there he is active in real estate projects across the nation. On today's show we're talking about his new book "Catching Knives". It chronicles understanding the difference between buying a bargain versus buying a disaster. You can order a copy of the book or connect with Jake at his website catchknives.com.

    -------------------

    Host: Victor Menasce

    email: podcast@victorjm.com



    Lessons From Boy Scouts and Girl Guides Apr 15, 2022
    Show notes

    On today’s show we’re talking about what we can learn from the Boy Scouts and the Girl Guides.

    I was speaking with an investor this week who was placing an offer on an 80 unit apartment complex in a small town. We’re talking a town of 6,000 people where the nearest population center is four hours away. This investor is looking at this small town 9.5 hours from where they live.

    I asked why they were looking at this small town and the answer was that the apartments were inexpensive enough that they should generate cash flow with relatively high leverage. She thought these apartments were a bargain.

    So I asked a simple question:

    The Boy Scouts have Apple day every year when they fan out across the city and sell apples. Where should the boy scouts choose to sell their apples? Should they go to the most affluent part of the city with the highest income, or should they go to the most economically depressed part of the city to sell their apples?

    The Girl Guides sell cookies every year. Where should they aim to sell their cookies? Should they go to the most affluent part of the city with the highest income, or should they go to the most economically depressed part of the city to sell cookies?

    The answer was obvious. The scouts and girl guides should go to the most affluent part of the city to sell the apples and cookie. So I asked her why? Why should the boy scouts and girl guides go to the most affluent part of the city to sell apples and cookies?

    The answer was not that surprising either. She said, there is more money. They will sell more apples. In some case, they will get donations, and some people won’t even take the apple. In those cases it’s as if they sold the same apple more than once.

    The next question was revealing. If you would go to the most expensive part of the city to sell apples and cookies, why would you treat real estate any differently?

    ---------------

    Host: Victor Menasce

    email: podcast@victorjm.com


    AMA - CPACE Financing Apr 14, 2022
    Show notes

    Today’s question comes from Carlos in Los Angeles

    We are planning a 57-unit development student housing project at USC. We are now considering a relatively new product called C-PACE financing. The C-PACE financing + senior construction financing would achieve 85% Loan To Cost ratio at a blended rate somewhere in the 6% range.

    Are you familiar with the C-PACE product and in your opinion what are the pros and cons of using it?

    ---------------

    Host: Victor Menasce

    email: podcast@victorjm.com


    Victor's Interest Rate Prediction Apr 13, 2022
    Show notes

    The Federal Reserve has signaled that they’re going to be increasing the rates in 0.5% increments at the upcoming rate setting meetings. The market accordingly has priced in 0.5%, 0.5%, 0.5% for the next three meetings instead of ¼ ¼ ¼ as had been the previous guidance.

    Over the past two years, the biggest buyer of US Treasuries has been the federal reserve itself. In addition to the rate increase, the Fed is also pledging to reduce its balance sheet by $95B a month each month. Of that, $60B will be in US Treasuries and $35B will be in mortgage backed securities.

    The reduction in mortgage backed securities will mean that banks will have fewer places to sell their loans to get them off their balance sheets. That might result in a lower liquidity mortgage market in addition to higher interest rates.

    The US Federal debt is over 28.4 T in debt. The vast majority of that printed in the past decade. That comes to $86,000 in debt for every man woman and child in the US. That comes to 137% of GDP.

    US Treasuries are issued by the Department of the Treasury, under treasury secretary Janet Yellen, who used to be Fed Chair in the Obama administration.

    So far at interest rates near zero, servicing that debt has not been a problem. But let’s imagine if interest rates were to increase to 6%. That’s not so far fetched when you consider that inflation has been running above 8%. If that were to happen, in a matter of a couple of years, nearly 50% of the US debt would reprice at a much higher interest rate. In fact 72% of US debt would reprice within 5 years. Let’s imagine that in a few years time, the cost of servicing the debt rises to 6% of the roughly 30T in debt. That means spending nearly 2T in just interest payments. Well the entire revenue for the US government was only just over 4T last year. They spent 6.82T. All of this was funded by the issuance of treasuries.

    The biggest customer for those treasuries was the Fed itself.

    Now if the Fed is going to shrink its balance sheet as publicly stated, they are going to be retiring debt from the Fed’s balance sheet. Not only is the Fed not going to be buying more of the US debt. But they are now net seller’s of debt into the market in direct competition with the Treasury to place those bonds. The Treasury is having to sell bonds their bonds at lower prices, which means higher yield in order to compete with this new competitor selling into the market.

    If the stock market crashes, then it may change the dynamic. In the event of a stock market crash, we will get some amount of flight into the supposed safety of the bond market.

    If the stock market crashes, then the Fed will worry about a recession. That would precipitate a reversal of policy at the Fed.

    If the bond market crashes, causing rising rates across the board, then a stock market crash is inevitable. The Fed and other central banks will continue to raise rates, and we will see rising yields until we see a bond market crash, or a stock market crash.

    Fed policy has played a major role in market liquidity over the past ten years and the past two years in particular. The financial markets are behaving like a drug addict, completely addicted to the next hit of crack cocaine. But like any addict, the hits need to be more and more potent to have an impact. If you remove the injections of cash, then the markets go through withdrawal.

    We still have inflation. We still have high interest rates, and we still have economic contraction.

    I defy anyone to make a case with confidence that 2022 will be a year of economic growth. We have continuing supply chain disruptions due to the pandemic. We have rising interest rates. We have runaway inflation. We have war induced global supply chain disruptions.

    For this reason I predict a stock market crash, recession, and a reversal of monetary policy.


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