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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's The Incentve? Oct 09, 2020
    Show notes

    One of the consequences of 2020 is that taxes are going to change in the coming year. I’m going on record as predicting that regardless who wins the Federal election in November, taxes are going to change. I know that I’m not saying anything terribly earth shattering. I suspect you all expect that.

    Tom Wheelright is one of the most well known accountants on the conference circuit. He’s one of Robert Kiyosaki’s Rich Dad Advisors and I love the degree to which he explains the tax code. Some people think of the tax code as a way for governments to extract money from the population. There are two ways you can look at a tax rate. You can look at it in absolute terms as a percentage, or you can look at the rates relative to what they were last year. Did the rate go up or down and by how much? Often politicians tend to focus on revenue collection, but they ignore the side effect which can be difficult to predict.

    But Tom has a secondary definition which I find equally useful. The tax code can be seen as a series of incentives. In that secondary definition Tom makes it clear that you’re not taxed on how much money you earn. You’re taxed on how you receive that money. Structure matters more than dollars in this instance. If you receive money as employment income, versus interest income, versus active business income, versus capital gains they all get different tax treatment. The most favorable tax treatment can be considered an incentive to adopt the most favorable structure.

    This is something that governments sometimes forget. All levels of government collect tax. Some tax consumption. Some tax property ownership. Some tax income. There are taxes everywhere.

    Most cities calculate the amount of property tax owing based on a tax rate which is multiplied against the assessed value of the property.

    The tax rate can vary by area depending on the type of property and the costs associated with the infrastructure in that area. For example, some areas with new schools or higher water costs may have a higher tax rate. Some rural areas that don’t have water supply or trash collection may have a lower tax rate. In my home city, the tax rate averages about 1.07%. The city of Vancouver which is one of the most desirable and beautiful cities in the world has a tax rate of 0.26%.

    Houston Texas has one of the higher tax rates in the country at an average of 2.09%. But Texas has one of the lowest state income tax rates.

    Illinois has a high state tax rate and the second highest property taxes in the country.

    California has relatively low property tax rates at 0.76%, placing them in the lowest third of state property taxes. But they have the highest state income tax rates.

    The state that created the largest incentive for people to leave was New Jersey. They have the 6th highest state income tax rate, and the highest property tax rate in the nation.

    When you look at Florida’s average property tax rate placing it 26th among states in the Union, combined with a zero personal state income tax rate, is it any wonder that you hear so many New York, and New Jersey accents in Florida? The incentive was for people to move to Florida.

    Think of Taxes as merely incentives, and make your decisions accordingly.


    Erosion of Time Oct 08, 2020
    Show notes

    On today’s show we’re talking about the top 4 causes of erosion of our scarcest resource. Whether we’re talking personally or more broadly, the scarcest resource is time.

    Time wasters are the among the most tragic of outcomes. After all, that’s all we have is time. Time is the great equalizer. Many of those who have managed to amass wealth have learned to manage their time better than others. They use their wealth and their time together in concert to create leverage. They spend money to save time. They invest time and money together to multiply their business and life objectives.

    But there are things that happen in life that can derail focus and cause massive amounts of time to slip by. On today’s show we’re going to focus on the top three causes of time erosion.

    1) Low Value Activities. There are so many activities that make up part of daily life. Some people spend time mowing their lawn. That’s minimum wage work. If your time is worth $10 or $15 an hour, then by all means you should mow your own lawn. But if you aspire to more, then you should delegate that work to others who can do it for less than your time is worth. I rarely go shopping these days. I try to order almost everything I can online. It might be for pickup at the grocery store.

    2) Emotional Disruption

    When people get uncomfortable, they often seek distractions in order to manage their emotional state. Some people spend time on social media. Some turn to alcohol, or watching TV, computer gaming or any of a number of distractions. There is a massive difference between idle time wasting and regeneration. Regeneration is an important and vital activity. Time wasting has little regenerative quality to it.

    3) Health

    A health issue can cause a massive disruption in one’s life. This could something as simple as a common cold which can sap you of energy to a more serious situation. My sister recently had a bout of appendicitis. I’m happy to say that the surgery and treatment she received post-op has been successful. She fully on the mend. That single event has taken her offline for a minimum of three weeks. The last health issue I had was back in high school when I too suffered with intestinal issues that caused me to miss about 3 weeks of school. Today here in 2020, even a mild symptom that matches the Covid-19 description is cause for self-isolating for a minimum of 14 days. If you test positive for SARS Cov 2 you’re going to be infectious for a period and could lose

    4) Conflict

    Conflict can sap you of energy and focus. I know that whenever my wife and I have a disagreement, which doesn’t happen often, I have witnessed 3-4 hours just vanish into thin air. We’ve both got much better are coming back from those hardened positions and resolving conflict more quickly.

    But conflict comes in all shapes and sizes. If you’re party to a lawsuit, that process can drag for months or years. The amount of lost time and energy in dealing with a lawsuit can be astronomical.

    Right now, there is nothing more important for society than dealing with the Covid-19 pandemic and the impact to the health of people and the health of the economy. But the US is in the middle of an election cycle. The last time there was consensus and collaboration among lawmakers was in the early Spring when the Cares act was signed into law on March 27.

    The past six months have seen nothing new to help the economy. In fact, the White House reported today that they’re not even going to try and get consensus on helping the people until after the election. That’s another month wasted. In the meantime, the economy is suffering, people are losing their jobs, businesses that can’t make it in the current environment are closing permanently.

    The most important thing you can do with your time is manage your time, energy and health.


    How Much For That Plywood? Oct 07, 2020
    Show notes

    On today’s show we’re talking about the materials cycle. Construction costs are influenced by the cost of materials. These commodities vary due to short term supply and demand fluctuations.

    Last year, the industry was buzzing about the rising cost of steel due to the trade negotiations with China. A lot of the steel used in US construction is sourced in China these days and the tariffs on imports meant that Chinese steel would be more expensive. The price of US Steel went up to match the higher price of Chinese steel.

    It seems that every time a major hurricane makes landfall in the US, there is a spike in the price of lumber. These storms create extreme demand for construction materials, especially in the Southern States. The ripple effect is felt through-out North America. We saw this after Hurricane Harvey soaked Houston. We saw it when Hurricane Laura smashed through Southwest Louisiana last month. I have friends who have been grumbling that prices for plywood have tripled since earlier this year. I even saw 2x4 lumber priced at nearly $8 per stud last week. I’ve never seen lumber studs priced that high.

    I’m going to introduce you to the metric for lumber commodity futures. Lumber commodity prices are measured in USD per 1000 board feet.

    Over the past 25 years, these prices have fluctuated in a range between $200 per 1000 board feet to $400 per board feet. As recently as March of this year, prices were below $300. By 14th September of this year prices hit an all time high of $984 per 1000 board feet. Two days later, by the 16th of the month, prices had fallen nearly $380 to $600 per 1000 board feet.

    Lumber futures prices fell 3% just today in the time it took me to record this podcast episode. The question is twofold:

    1) What is the right price for planning purposes if you have a new project that you’re undertaking?

    2) How do you plan your project to take advantage of the most advantageous pricing.

    When prices spike, it’s because of a short-term supply demand imbalance. The choke point in the system are the lumber saw-mills.

    There is actually a surplus of trees. The past three decades saw more acreage planted than at any time in history. Many of these investments were made by those seeking a recession resistant investment. Trees grow by about 15% per year, regardless what the economy is doing. As many sawmills sought greater efficiency and lower cost over the past decade, many smaller sawmills closed down. The result was a significant reduction in sawmill capacity across the industry. That sawmill capacity was better tuned to the average demand and resulted in better profit margins for the sawmill companies. This reduction in capacity also exposed the industry to greater price volatility for finished products. That’s exactly what we’re seeing right now.

    If you’re a developer, rehabber or builder who relies upon price stability in order to make your margins, how do you plan your projects?

    This comes down to an exercise in risk mitigation. If you know you’re going to use lumber in the next year, and your cost of borrowing funds is, say, 5%. You can store lumber for up to a year for a very low cost. If you can get your lumber at a price that meets your budget, you should consider locking in at that price, or pre-purchasing the materials and storing them yourself in order to guarantee that security of supply.

    If you failed to do that, then waiting a few weeks might be the smartest thing to do. In any industry that is sensitive to commodity prices, you need to pay close attention and manage your supply chain accordingly. Southwest Airlines was the most profitable airline in the US for nearly a decade simply because they had done a better job of securing long term fuel contracts at a price that made sense for them.


    Extreme Due Diligence Oct 06, 2020
    Show notes

    On today’s show we’re talking about how multiple layers of red tape can kill a project. Today’s show is a real-life story of a project where the additional layers of red tape literally killed an industrial project.

    This is a project that should have been able to be built by right. When we say by right, we mean that the zoning lists a number of permitted uses. If your intended use falls within the zoning rules, you don’t need to ask further permission, apart from a building permit.

    A building permit is required to make sure that any improvements to the land comply with the building code. The city provides a fairly clear list of what types of improvements require a building permit, and those that don’t.

    If you’re building a new structure such as a house, a garage, a warehouse. Any of those things would clearly require a building permit.

    In this case, the land in question has multiple zonings. Part of the land is zoned industrial and part of the land is zoned rural. On a portion of the rural land is an environmental protection overlay. Clearly, there are development restrictions in the environmentally protected zone. The industrial zone has a number of permitted uses which include:

    · animal hospital

    · auto dealer and service station

    · Cannabis Production Facility

    · kennel,

    · light industrial uses

    · parking lot

    · retail store

    · storage yard

    · truck transport terminal

    · warehouse

    Our initial plan for the property is to land bank the property and simply put a storage yard for equipment, boats, and RV’s. This seemed like the lowest possible investment that would allow the land to carry itself while waiting for potential future development opportunities.

    The city provide a sample list of items that don’t require a permit. They go onto say that if you’re not sure, to call the building department and to speak with a plans examiner. Projects that don’t require a permit include:

    • New flooring
    • Fences
    • Painting and decorating
    • Landscaping

    So we thought, great. We have a land that meets zoning. We have a project that doesn’t require a permit. We confirmed that with the city. We should be able to start construction of the fencing and bringing gravel onto the site.

    The seller of the land provided copies of old surveys, an old environmental impact study, the previous zoning applications and so on. There was nothing in those reports that gave us cause for concern. We read the rules that we thought applied to our case. Everything was showing green lights for the project.

    We called the environmental consultant who wrote the original reports that the seller provided us. It was at this point that we were made aware of additional rules of which we were unaware. That phone call turned out to be a massive education.

    It turns out that the rules also say that if any portion of the land is environmentally protected, no matter how far away you are from the environmentally protected zone, the entire parcel of land is subject to site plan control by the conservation authority. That means that even half a mile away from the environmentally protected zone, you can’t erect a fence without going through the entire conservation authority process.

    This story is a lesson in due diligence. It means going a level deeper than just reading the reports. It means talking to the experts in the field to make sure you’re not missing something. I feel like we dodged a bullet on this project. We could have been tied up for a year or more in government bureaucracy just to erect a fence. Not only that, we would have been tied to that bureaucratic process for the entire life of the project. Doing anything on the property would involve going through that process each and every time.


    AMA - Landlord Credit Bureau Oct 05, 2020
    Show notes

    This is another AMA episode. Anders from Ottawa asks.

    You can now report rent payments and non-payment to the Landlord Credit Bureau and this will be reported on the tenants Equifax credit report.
    It sounds like a great incentive for tenants to pay rent on time.
    Do you see any drawbacks for landlords except the cost ($19.95/month) and some administration?

    The landlord credit bureau is a concept that was founded in Canada back in 2012 by a retired Royal Canadian Mounted Police officer who specialized in fraud prevention and a retired corporate lawyer turned technology entrepreneur. Both men were frustrated by their own experiences as landlords, LCB shines a spotlight on good and bad tenant behavior.

    Over time, the LCB has established a relationship with Equifax, one of the credit reporting agencies in order to have rental history become part of the overall credit report.

    The LCB suffers from a couple of problems in my opinion. The grand vision for LCB is a good one. The question is how to get from the startup phase to broad market adoption. Eight years since inception, the program is still in startup phase. In order for it to be useful for landlords, the landlord credit bureau needs wide-spread adoption.

    I could say the same thing about a number of new technology initiatives that suffer from being below critical mass. If 1% of tenants are members, then chances are high that when I get a vacancy in an apartment, the new prospective tenants won’t be in the system. Facebook by itself has no value. The biggest part of its value is based on the fact that it has 2.7B users. If the Facebook software existed in its current mature form with all kinds of features, but it had no adoption, it would be worthless.

    Think about other platforms that have achieved wide adoption. Think about Youtube, or Facebook. Both these platforms went several years with a free service in order to maximize market penetration before figuring out how to monetize the offering.

    If I’m a landlord, and I have a good tenant, I’m not going to pay $20 a month out of pocket to report on my good tenant. The value proposition for landlords having good existing tenant relationships is simply not there. The landlord credit bureau might be useful to me in 10 or 20 years time when enough people have adopted it that I get some real value from being a member. I’m not going to be a member for 20 years hoping that someday it might be useful. If I’m a large landlord with hundreds or thousands of units, maybe I will get more value. But the pricing goes up if you have more units in your portfolio.

    The concept is good, but the problem is in their business model. In my opinion, they should find another way to monetize the offering that eliminates the membership barrier.

    Think about it this way. If I have a vacancy as a landlord, I’m going to be thinking about solving that problem. I have two problems in fact.

    1) When am I going to get a tenant?

    2) Am I going to get a good tenant or a problem tenant?

    At that moment, I’m probably willing to spend money to solve that problem. I might be willing to spend $200 for a package of credit searches during that 30 or 60 day period of vacancy. But I might not be willing to spend $20 a month for the possibility that someday down the road I might get some intangible benefit.

    It’s the difference between vitamins and pain medication. When a landlord has the problem, they’re more likely to spend money to solve the problem. If they don’t have the problem, they probably won’t spend the money on the vitamins that have an uncertain benefit down the road.

    The landlord credit bureau is a business, and I fully respect that they need to make money to survive. . My personal opinion is that they need to refine the business model to better connect with a value proposition that both landlords and tenants will find compelling.


    George Ross on Debate and Life Plan Oct 04, 2020
    Show notes

    George is a repeat guest on the show. We are all so blessed to have access to a gentleman of such wisdom. He is distinguished by virtue of having represented some of the most iconic names in New York real estate. He worked for Sol Goldman, who was one of the pre-eminent landlords in New York for more than a decade. He worked for the Wilpons family who own the NY Mets baseball team. He taught negotiation at the law school at NYU for 20 years. He is best known for his role in the Trump Organization and as a judge on the TV show "The Apprentice".

    On today's show we get George's thoughts on the Presidential Debate held earlier this week and a very important life question.

    Enjoy today's discussion with George.


    Zandiee Hurtado Oct 03, 2020
    Show notes

    Zandiee Hurtado travels the world while managing her real estate portfolio. She built her business on the premise of owning seller financed loans which pushes the responsibility for the physical management of the properties on her clients. She has mastered the art of lifestyle design using real estate investing as the tool to accomplish her life goals. You can find her on Facebook by her name Zandiee Hurtado.


    AMA - Rental Insurance Oct 02, 2020
    Show notes

    Today is another AMA episode. Karla asks,

    My husband and I are renting out our old house. In the process of switching a homestead home to a rental home I am doing due diligence. What are your recommendations regarding requesting quotes for a rental home insurance? What are the often overlooked things we should pay attention to when deciding the insurance company? Thank you

    Karla, This is a great question.

    I’m not an insurance expert by any means, and I certainly don’t want you to make any insurance decisions based on something you heard on a podcast. I’m happy to share what I know so that you can ask some good questions of your insurance broker.

    Rental property insurance comes in a couple of different flavors. A single family home could fall under a residential policy and many insurance companies offer a consumer product that is geared towards this type of property. But understand that these policies resemble a residential policy much more than a commercial policy. Some residential insurance policies allow you to add a second rental property to your domestic policy. They can sometimes be bundled with the insurance policy of your primary residence.

    A proper commercial policy is focused on insuring not only the physical asset, in this case the home, but the breadth of the business. You’re in the rental business and you want to insure the business, not just the house. The policy might include a loss of rents clause, whereas a residential policy may or may not. Recognizing that this is a rental property means that if you had a fire or flood, and let’s say that the property could not be inhabited for 6 months during the repair process, you would still need to pay your mortgage and you would still need to pay your property taxes. Some companies sell mortgage insurance separately.

    The second thing to consider is the style of policy. Some policies are drafted as named peril policies. This type of policy insures against specific named risks. For example, there could be coverage for fire, flood, vandalism, and so on. But if that risk isn’t listed, you’re not insured. The second type of policy is a broad form policy. In a broad form policy, you’re covered for everything except specific exclusions. For example, you might be insured for anything except say named storms. So if a storm is given a name like Hurricane Laura, or tropical storm Beta, you would not be covered in that instance.

    When I get a quote from an insurance company, I always ask to see a copy of the full policy. This request is usually met with surprise from the insurance broker. The rate sheet rarely lists the terms of the insurance policy. It sometimes provides a summary of coverage limits, but you can’t cover the full depth of the policy in just one or two pages.

    Insurance companies are good at selling you on fear. For example, I was recently offered a supplemental insurance to cover damage from riots. But this insurance would only kick in if the riot damage exceeded $110 billion dollars in national riot damage in aggregate during a single year. The first $110 billion in riot relief would come from government, and the insurance would kick in after that. How much would the insurance company charge for this amazing protection? $150.

    They would gladly take my $150. Most clients never bother to actually read what they would be getting for their $150. It’s a policy that would be virtually impossible to collect on, and if you did manage to collect, it would be years after the settlement.

    Again, my objective in this discussion isn’t to tell you what kind of insurance to get. It’s to let you know there are choices. Unfortunately, there is no shortcut to truly understanding what insurance coverage is being offered. Asking lots of questions of your broker and reading the policy is the path to understanding the best type of insurance to buy.


    BOM - Be Present In This Moment by Tessa Watt Oct 01, 2020
    Show notes

    Our book this month is Be Present In This Moment, a Practical Guide to Mindfulness by Tessa Watt.

    The author Tessa Watt is based in London England where she has been practicing and teaching meditation for 20 years at the London Shambala Meditation Center. This book is not a new book. It was published in 2012.

    Mindfulness is growing in popularity as a technique which teaches us to appreciate our life. This Practical Guide explores how to listen to your body to reduce stress and anxiety in all areas of your life; how to focus better at work by becoming more aware of what is happening in the present, and how to enjoy life more by bringing mindfulness into everyday actions. Free of jargon but full of straightforward advice, case studies and step-by-step instructions, this book makes the practice of mindfulness accessible.

    Through mindfulness, you’re not trying to get calm, or relaxed or to become a better person. You are befriending the person you already are, and the place where you are, and you get to experience the present moment as it is. You’re not thinking about how you wish it would be, or how it could be, or how it was. You are simply experiencing the present moment as it is.

    Mindfulness is an exercise in slowing down the mind, letting go of the racing thoughts. It’s not a theory, or a science. It’s a practice. I think of it like doing push-ups. Push-ups are something that done regularly. You don’t just do 10 perfect push-ups and say OK, good. I’ve done it, and now I’m set for life. Push-ups are the development and strengthening of a muscle. Mindfulness is just like that.

    I’m a busy guy and my mind is full of projects. I find myself bouncing from the next initiative to be taken on a development project, to how I’m going to solve a staffing shortage, to how I’m going to solve a capital shortfall on another project, to the next topic for a podcast episode.

    One of the most powerful exercises in the book is surprisingly simple. It involves eating a single raisin. Most of the time when I eat a handful of raisings I grab a handful out of the bag, and slam it back barely paying attention to what I’m eating. I’m probably on the phone while I’m grabbing a snack and raisins are not crunchy so they won’t interfere with the phone call. But this exercise is different. It involves eating a single raisin. You want to look at it carefully first, examining the exterior texture, the wrinkles, the shininess of the skin, the softness. Is it soft and malleable or hard and dry?

    Mindfulness means paying attention in a particular way, on purpose, in the present moment and non-judgementally.

    The exercise involves exploring the raising with all the senses. When you put it to your mouth, first run it along your lips. Notice how you mouth reacts to the raisin. Maybe your mouth starts to salivate. When you put the raisin in your mouth, taste it with different taste receptors in the mouth, on the tongue, on the cheeks. Bite into it and observe how it squishes.

    You probably never knew there was another way to eat a raisin. There is the usual way, and then there is a mindful way that involves being fully present. How did this raisin experience compare with your memory of eating raisins?

    I’ve spent a lot of time studying the habits of high achievers. Ray Dalio from Bridgewater Associates, the largest Hedge fund in the world credits his success to his mindfulness practices. So many of the members of the mastermind that I belong to say the same thing. I hear over and over again how the shift to mindfulness practices changed their lives. How it improved their relationships, how it lowered their stress level, and how it brought inner peace.

    This book is a workbook, designed to improve your mindfulness practices and create stronger habits.


    Spoofing The Market Sep 30, 2020
    Show notes

    Yesterday it was reported in the Wall Street Journal that JP Morgan Chase was going to pay $920 million to settle a market manipulation investigation DOJ, CFTC and SEC tied to manipulation of precious-metals and Treasury markets.

    These market manipulations were tied to a practice called spoofing.

    Spoofers typically send large orders to futures exchanges intended to change the appearance of supply and demand. If prices move in response, the spoofers may succeed at their goal—getting a smaller order filled. They then cancel the larger order as quickly as possible. The law was changed in 2010 and forbids the practice of sending misleading orders that traders don’t intend to have executed. The problem with spoof orders is that it leaves the counterparties with a loss on the cancelled orders.

    The practice which is illegal is alleged to have occurred hundreds of thousands of times.

    The Commodity Futures Trading Commission provides oversight over the commodities market for precious metals. Not only did JP Morgan pay a fine, they also admitted to misconduct. Three traders, two of whom still work for Chase and a third who left the bank in 2009 were charged criminally in the case. The charges were filed in Chicago Federal court about a week ago.

    In addition to spoofing and other federal offenses, the indictment charged all three men with racketeering, a claim that is more typically found in cases against organized crime entities. Authorities said it represents the first time that defendants accused of spoofing electronic derivatives markets have been charged with racketeering.

    While the government has been active in outlawing the practice in commodities trading, the practice is believed to be widespread and largely unmonitored in the market for federal treasury bills.

    Spoofing is closely linked to a form of market manipulation that we experience all the time. It’s rooted in a psychological concept called anchoring. Anchoring sets an arbitrary expectation by drawing an imaginary line in the sand.

    If you go to one of the department stores that’s not bankrupt and buy an Armani suit, you might find it on sale for, say $1,300, marked down from $2,000. It’s a bargain at $1,300 and so you decide to buy it. But wait a minute. Who said it was $2,000? Was the $2,000 real or was it a fabrication designed to manipulate the consumer?

    Would the buyer truly pay $1,300 for that same suit if they thought the retail price was $1,200, or $1,300 or $1,400?

    How often do we see manipulation in real estate markets? Have you ever seem multiple offers for the same property? One or two offers are substantially below the asking price and then one offer comes in at a more reasonable, but still low number? The seller, starts to get conditioned to the idea that their asking price is too high and feels compelled to take notice of the lower offers as being representative of what the market will bear. Acting out of fear, they accept the reasonable offer. The same buyer of course was behind all of the offers and they simply wanted their third offer to be accepted.

    The one thing that causes these manipulations to be effective is another human emotion, called FOMO, or fear of missing out. FOMO, combined with anchoring is at the root of most market and negotiation manipulations.

    Property managers often schedule multiple tenant appointments at a vacant apartment for the same time. If some of these prospective tenants are not real tenants, they can create the false perception of high market demand for the apartment. The property manager might say, there are many people interested in this apartment. You should apply in the next hour if you have any hope of getting the apartment.

    You can start to spot these manipulations with a bit of training.


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