Real Estate Networks are here to “help you”.
Yeah, I don’t believe that either…
The REI Networks advertise that they are around to help new investors build their real estate portfolio. Quickly. They hold free seminars, give you kool-aid and cookies, and then pound you into submission with a two hour infomercial with no bathroom breaks.
What goes on behind the scenes of these Networks?
These Networks provide everything to start investing. Real Estate Agents, Lenders, and Property Management companies. Guess how the Network makes money? By charging the Real Estate Agents, Lenders, and Property Management companies. That kool-aid you drank costs money. So it’s in the best interest of the Network that you buy something. Anything. But through their network.
They promise cashflow and a new house!
First, their calculation of cashflow is off base. Sorry but Rent minus Mortgage is not considered cashflow. Second the new house they are offering? It’s one of 50 new homes in a subdivision, all sold to new members of the Network. Do you think the Property Management company is going to be able to rent all 50 homes?
But they offer partners since I have no money.
Yes, they do. You and your partner sign an agreement, drafted by lawyers of the Network, and the rental property is yours. But who gets what in the deal? The partner gets 50% of the sales when the property is sold. They also claim the tax write-offs of the property.
What do you get?
You get to make the mortgage payment when the house sits empty, next to the other 50 empty houses. You get to scream at the answering machine of the Property Management company because they won’t pick up. You also get free kool-aid at the next Network seminar. In other words, the partner gets all the benefits and you assume all the risks.
Not necessarily. Look, people should expand their investment portfolios. If Networks can help, use them. But make sure to ask the tough questions. Don’t buy the “sales pitch” they give you. Put the kool-aid down and perform your own analysis.
Use the Business Modeler to analyze what the cash flow would really be. Also I would never buy “site unseen”. If the Network won’t allow you to do your own investigating, then seek help elsewhere.