BC ECONOMY
Saved by @SteveeRogerr

On Sep 3rd 2020 we closed on a 120k sf glove factory built in 1890 in a small NY town.

Has 45k sf of self storage inside and had $14k a month of net operating income at closing.

Let's breakdown this deal.

A THREAD on creating $2 million out of thin air in 18 months...

👇👇

 First saw the property on Loopnet in mid 2018. I ignored it. Who wants to try to operate a business in an old factory in a dying NY town.

A few months later I reached out. Broker sent me financials. They were good. $24k a month in revenue and $10k in expenses.
So I visited the property. It was old. Needed a new roof. Full time manager. Only accessible to customers 9am-5pm M-S. No autopay. A lot of folks paying 1/2 market rent.

I loved everything about it.
But I knew they were going to have trouble selling this thing no matter the profitability, so on July 1 2018 I made a low offer. $750k + seller pays for new $250k roof + $20k in environmental work.

Countered at asking price + $100k credit towards roof.

I ignored the response.
Broker called me back mid September of 2018. Make another offer, he urged.

I knew it was a good biz so I got more aggressive - $1MM + seller pays for roof / environmental.

Declined. Countered with $1.2MM but they'd give me a new roof and do the environmental.
The next day I offered them their price, but said they'd need to hold $300k of paper in the form of a second mortgage. 5% rate, 20 yr term.

They agreed and we signed a deal.

More on seller financing here:

https://t.co/qsEQRJ4E1l
I convinced my bank to loan me 67.5% LTV at 3.5% with 12 mo interest only.

They replaced roof. Did environmental. A few other things that came up in inspection.

It had $168k in NOI so appraisal came back at $1.85MM.

My bank: $950k
Sellers: $300k
Purchase price: $1.2MM
On closing day we remembered the property had a house on it. There is a tunnel right into the 2nd floor of the factory from the upstairs dormer. Needs $75k worth of work to be livable. Likely not worth it.
Changes we made right away:

New security system ($12k)
Automatic / wifi overhead doors ($5k)
12 hr / 7 day access
No office (keeping manager on team though)
Rent increase to get customers up to market rate
The manager who was working 50 hours a week from the office on site went remote (work from home nearby) on October 15th as soon as the automated doors and security system were finished.

She now answers phones and does admin for 3 other facilities in addition to this one.
Things have been going well to say the least.

In October we increased revenue from $24.8k in September to $30k. November and December were just shy of $30k as well.

Occupancy is up. Economic occupancy is WAY up.
And from an expense perspective we've leaned out and we took the expenses from $10k to $8.5k.

Marketing: $1k
Payroll (1/4 of manager pay): $1k
Utilities / Software / Mis: $1.25k
Snow removal / Lawn: $750
Supplies: $500
Maintenance: $1k
Management fee: 1.5k
Taxes / Ins: $1.5k
So now we have $30k in revenue and $8.5k in expenses for $21.5k in net operating income.

On an annualized basis thats $258k in net operating income.
Then what? Sell it? How much will someone pay for it?

Let me tell you why I don't care how much someone will pay.

If I sell it I'll have about $3.5MM in capital gains. 25% of that will go to uncle sam. And I'll be left trying to figure out what to do with the remaining 2.5MM.
And I don't need to sell it to realize 80% of that gain while keeping a money-making asset and not having to redeploy any capital or give a chunk to the government.

Here's how:
At the 18 month mark we plan to be around $40k a month in rev (after expansion) on $9k in exp for an NOI figure around $370k.

Then we'll go back to our bank and get the thing reappraised. We expect it to be valued at about $4.5MM.

The bank will lend 75% of that value to us.
As long as our monthly operating income covers the debt by 1.5x or more, we'll lever up, taking $3.375MM in new loans on the building.

After $1.25MM goes to clear seller financing and original loan, we'll have $2.125MM in cash go into our checking accounts.

And the best part...
We still own the building and its $150k a year in cashflow.
We paid no taxes.

In the sell scenario: We trade our building for $2.5MM cash.
In the ReFi scenario: We keep our building and get $2.125MM cash.

I'll take #2 all day. And thats our plan with every building we buy!
If you'd like to understand the dynamics of real estate deals like this and see more deal examples. Sign up for my email newsletter:

https://t.co/ofRGWDCaNx

More from Nick Huber

Nick Huber
Nick Huber
@sweatystartup
There is a lot of bad advice floating around online when it comes to real estate investing.

Time for a stiff drink and some stuff you might not want to hear.

A thread 👇

Most real estate influencers spend 99% of their time trying to sound smart.

They purposely make things too complicated.

When you do this for a while you can tell if a property is worth buying with a napkin and 30 seconds.

The problem with being a big real estate PE firm:

You need to do good deals year after year and deploy 10s or 100s of millions in capital.

It’s a hamster wheel making others wealthy.

The advantage of being you:

One building like this can change your life.


Buying real estate that doesn’t cashflow well because values have risen 10% / yr for 10 yrs while wages have risen 3% / yr for 10 yrs is very risky.

I don’t care how long your interest rate is “fixed” for.

Markets are cyclical. Trends change. Bankruptcy is real.

If you don’t know anyone with money and you have less than $250k of your own cash real estate isn’t the best way to make money.

Even a $500k property (like the one pictured above) requires $150k down and another $100k in cash reserves.
BUSINESS
Nick Huber
Nick Huber
@sweatystartup
How you know you've made it:

You get to stop doing business with assholes.

No asshole clients.

No asshole partners.

No asshole investors.

In the early days, when you're hungry, you have to do what you have to do.

Bend over backwards for customers.

Deal with disrespectful partners.

Take investments from folks who don't have the same vision as you do and bend the terms to their liking.

As you build enough experience and wealth this slowly shifts.

And you can start firing the bad customers.

Breaking up with the bad partners.

And buying out the bad investors.

This is different than F U money.

F U money is the next phase...

It happens a few million later when you become one of the assholes.

Tip:

Get F U money but don't become an asshole.

This transformation happens through leverage.

When we start, we have none. Others have it all.

You have no negotiation power because they have everything YOU need and YOU are a commodity.
FINANCE
Advertisement
Nick Huber
Nick Huber
@sweatystartup
How to get smarter very fast:

Interact with smart people here on Twitter who have different world-views than you do.

And let them change your mind on something.

Here are the 30 people you should follow (along with my favorite tweet from each)👇👇

Twitter can be terrible if you follow negative people.

It can also be more valuable than a college degree if you follow (and network with) the right people.

You get to look right into their brain and read a daily narrative of HOW they think.

Ok lets go:

#1: @ShaanVP

You know he's all about venture capital based entrepreneurship. I'm about small (non-sexy) business. We disagree on a lot of stuff.

But he's done it and he's won. Bonus follow: @theSamParr (@myfirstmilpod podcast


#2: @fortworthchris

He is where I want to be in 15 years. Has built a massive real estate private equity firm from the ground up. Super grounded with what the way he does business and his podcast @theFORTpodcast is top


#3: @Julian

I'm a scattered thinker and procrastinator.

Julian is a master of clear thinking and simple but effective writing. A world class example of content marketing and
ALL , LIFE
Nick Huber
Nick Huber
@sweatystartup
Customer friction is a huge part of running a biz.

How hard is it to engage a company to work with you?

Data-driven companies obsess over reducing this friction.

Mom-and-pop operators SUCK at this and it’s costing them millions.

Here’s what I’ve learned 👇👇👇

1985 companies have a lot of friction.

Call them. Leave message. Wait. Guy may or may not call you back. Quote by phone or email. Scan signed contract.

A self storage facility we purchased recently had a lot of this.

Drive across town M-F 9-5. Spend 20 mins. Sign paper lease.

Get a physical key and lock. Drive back. Get your unit. Mail a check each month or stop by office with cash.

Owner charged $52 a month for a 10x10. Completely full.

We instantly setup software for online rental.

No phone call necessary. Rent a unit in 4 mins from your browser.

Sign lease online. Pay online. Upload photo of DL on phone.

Go straight to your unit 24/7. Type in gate key that was sent to you by text. Lock and key waiting in unit.

We can now charge $77 a mo for the same unit. $25 more. And we rent MORE units faster.

How significant is this?

That $25 increase per unit across the board turns out to be a 35% increase in revenue.

That takes revenue from $14k a month when I buy it to $18.9k a few months later.

An extra $58k to the bottom line over the course of 12 months.
BUSINESS , SCALE A BUSINESS , BIZ
Nick Huber
Nick Huber
@sweatystartup
Too many folks set the bar way too high with entrepreneurship. The next million dollar company. The next sexy startup.

Forget all that.

Why isn’t the goal to build something that pays you good $ every year and requires only a few hours of your time per week to make it happen?

When you start a business your goal shouldn't be to get an article in TechCrunch or raise VC $.

It should be to make $1,000 as quickly as possible with as little risk as possible.

Trade your time for money to test an idea.

Speaking of ideas.....

Business ideas are OVERRATED.

The only thing a brand new, world-changing idea will get you is an interesting Twitter bio and very shitty odds of success.

We only hear about the unicorns like Jobs and Musk.

The successful entrepreneurs in your town all have something in common...

They did common things uncommonly well.

They did something that someone else was already doing and they just did it a little bit better.

Young entrepreneurs hear the same advice over and over again...

Change the world. Do something you're passionate about. Thing BIGGER.

That advice is BULLSHIT.

Shoot for the stars and the odds you'll end up with a JOB.
ALL

More from Economy

Secret SoSHHiety
Secret SoSHHiety
@SouledOutWorld
Latest @SouledOutWorld articles:
(Article Thread)

All in one convenient location to access.


https://t.co/TuyltZTyW0


https://t.co/XJJRvpLRQE


https://t.co/NeeFCfMkP2


https://t.co/yFtbIgqzzm
ECONOMY
micky finn
micky finn
@critpraxis
For those who haven’t heard, we are witnessing a globally coordinated plan (conspiracy) to use fear and safety as cover for a #GreatReset of the world economy & society. This is a planned and internationally coordinated strategy by the most powerful global elites-the ruling class

The aim of the global ruling class is to refashion global capitalism into what we can call neo-feudalist technocratic bio-fascism-or ‘global fascism’ for short.

The aim is for remaining liberal democratic rights and freedoms that have been in place at least formally in the ‘west’ for the last few hundred years to be eroded and withdrawn.

There’s lots of different terminology and branding, for example: Great Reset, Fourth Industrial Revolution, Technocracy. The main aim of this plan is the concentration of power over capital, wealth, people and nature in the hands of a the very largest corporations and monopolies.

This plan for a new phase of global capitalism is enabled by national states and governments, international organisations & quangos (EU, UN, NATO, IMF, WTO, WHO, Gates, GAVI). With no clear lines between state and non-state actors, this is also a form of global corporatism.
ECONOMY
Advertisement
Ricardo Reis
Ricardo Reis
@R2Rsquared
** MMT is the new supply-side economics
Forty years ago, some economists started from an uncontroversial (but important) result: a lower tax rate raises the tax base, so revenues won't fall as much. But then they ran with it, predicting tax rate cuts could raise revenues.

1/13

The 80s supply-siders went to the limit and came up with a motto: lower taxes will lower deficits as a norm, not an exception. Many economists shouted this was backwards. It was an implausible limit case. Textbooks called them "charlatans and cranks" or "silly".
2/13

In 80s debates, supply-siders would often fall back to "you don't understand me", repeating "Laffer curve!" endlessly, or stating vacuous accounting identities about how the government collect taxes. Their extreme prediction was repeatedly proven wrong by theory and data.
3/13

But they had popular hero figures (Laffer, Moore), and an eager political audience that would use any argument to cut taxes. Eventually, they inspired new good research, and helped in swinging the pendulum of policy debates to include some valid supply considerations.
4/13

Yet, supply-side economic ideas also contributed to a massive rise in US public debt in the last 40 years. Right-wing governments became as prone to have large public deficits as left-wing governments, in the pursuit of cuts in taxes.
5/13
ECONOMY
Jason Furman
Jason Furman
@jasonfurman
The argument for deficits & debt raising interest rates in the US is not increased credit risk, it is that interest rates are a function of economic fundamentals, flows & policy. Deficits/debt change those.

I can't tell if I'm agreeing or disagreeing with @jc_econ.


Increasing government spending or reducing taxes increases demand (or reduces saving). This raises the price of loanable funds or the interest rate.

In a dynamic context, more demand means a stronger economy, the central bank raises interest rates sooner, and long rates rise.

(As an aside, we are not close to the United States needing to worry about credit risk and the risks are more overstated than understated in most other advanced economies too. But credit risk is not always & everywhere irrelevant, just look at the UK in 1976 or Canada in 1994.)

Interest rates have fallen over the last 20 yrs while debt has risen. This does not necessarily mean that debt rising causes interest rates to fall. It could also mean that other things have happened at he same time that pushed down interest rates more than debt pushed them up.

The suspects for these "other things" include slower productivity growth, slower popln growth, higher inequality, less investment, etc. All of which either increase the supply of saving or reduce the demand for investment, reducing the equilibrium interest rate.
ECONOMY
Chad Pergram
Chad Pergram
@ChadPergram
1) Get used to the following term: “budget reconciliation.”

This is the special parliamentary process President Biden and Congressional Democrats plan to use to advance the next coronavirus relief package. It will likely take a few weeks just to move such a COVID-19 measure.

2) But an understanding of the process may shed light on the policy – and the political realities of Capitol Hill.

President Biden and Democrats in Congress have long memories about how Republicans responded to big legislative initiatives in 2009.

3) The country reeled after the financial crisis. But many Republicans made a pact to reject a stimulus package to help boost the economy. Later that year and in early 2010, Republicans also voted nearly in lockstep against Obamacare.

4) Right or wrong, Democrats felt they waited for Republicans to help out. But were met with blockades and political opposition at every turn. Democrats are wary that they can count on GOP support this year. They still feel the sting of 12 years ago.

5) And that’s why Democrats may go it mostly alone on their next COVID-19 relief measure.

That’s where budget reconciliation kicks in.

Republicans are already complaining that Democrats aren’t working with them on the next COVID bill.
ECONOMY

You May Also Like

Techno Funda Investing
Techno Funda Investing
@TechnoFunda6
Thread 🧵explaining #ROE & #ROCE and its use in #FundamentalAnalysis

(Must read for #FA learners)

🙏Like & RT to spread learning with all 🙏

Views Welcome 👉 @dmuthuk @Vivek_Investor @datta_arvind @caniravkaria @FI_InvestIndia @AdityaD_Shah

#FundamentalAnalysis #StockMarket


1⃣

Return on Equity (#ROE) and Return on Capital Employed (#ROCE) are two important Financial Ratios used in #FundamentalAnalysis of Stocks.

#StockMarket #Investing

2⃣

Return on Equity (ROE) is the ratio of Net Income (Net Profit) of a company and it’s Total Equity (Shareholder's Equity).

Here - Shareholders Equity = Share Capital + Reserves & Surplus.

#StockMarket #Investing #FundamentalAnalysis


3⃣

#ROE is a measure of how much net profit a company is making for every rupee invested by its shareholders in the company.

It can be said that higher the ROE, better it is for the equity shareholders. It tells shareholders about how effectively their money is being used.

4⃣

However, you should not trust high ROE blindly. Biggest drawbacks or weaknesses of ROE is that it completely ignores debt.

Hence for companies having high levels of debt, ROE will give a higher but misleading value & therefore we need to look at #ROCE along with #ROE.
ACCOUNTING , FUNDAMENTAL ANALYSIS , ROE VS ROCE ANALYSIS
Michael Dearing
Michael Dearing
@mcgd
An irony of facebook's situation.

Sheryl got her MBA at Harvard. One of the most famous cases (Extra Strength Tylenol) in one of the most famous classes (Business History) she took: in 1982, someone put cyanide in Extra Strength Tylenol capsules and killed 7 people in Chicago.

What do you do when someone turns your product into a weapon? When they use the system you built to harm? James Burke, CEO of J&J, was shockingly open with the public, he pulled the product and made significant packaging changes to make product safer (but not tamper-proof).

He over-shared every step along the way re investigation, redesign, stood up as both CEO and human. The reintroduction of new Extra Strength Tylenol succeeded. Burke saved the brand.

But four years later it happened again. A killer put cyanide in the capsules, this time a woman in Yonkers died. Same CEO, Burke, pulled the product again, completely changed the form factor from capsule to caplet and relaunched *again*. It worked *again*. How'd they do that?

Burke (CEO) tapped J&Js goodwill bank account w/ the public. Two big withdrawals from that bank account in four years + 8 dead bodies! But his honesty, openness, humanity (choked up about the deaths more than once), humility kept the goodwill bank balance positive the whole time.
TECH
Advertisement
Jaya_Upadhyaya
Jaya_Upadhyaya
@Jayalko1
SRI CHAMPAKADHAMA SWAMY, BANNERGHATTA HILL, BENGALURU (KAR)
#bharatmandir

The shrine is dedicated to Sri Vishnu along with Devi Lakshmi and Bhoodevi.
It is built in an area full of Champaka trees.
As champaka flowers are offered to Sri Vishnu here, it is called Champakadhama.


It is believed that King Janmejaya had sarpa-dosha. To get rid of it, he took bath in the nearby pond. He emerged with a golden body and sarpa-dosha was also removed. The pond is called Swarnamukhi and believed to have curative powers.
Sri Vishnu murti was consecrated by him.


It is also believed that this forest area was the Dandakaranya where Sri Ram stayed in exile.
Some believe that the original shrine was built by Pandavas.
The pushkarni/pond is emptied once a year so that the rock at the bottom (which has image of Anjaneya) may be worshipped.
ALL
Billy Bostickson \U0001f3f4\U0001f441&\U0001f441 \U0001f193
Billy Bostickson 🏴👁&👁 ...
@BillyBostickson
Enough Jaw Jaw, this is War!
1. People's Justice Courts to be set up worldwide
2. Citizens' arrests of all Identified Suspects
3. Lab Inspections
3. Harsh interrogation using MKULTRA
4. Public Show Trials video streamed live
5. Cross Questioning of suspects via Twitter & Zoom
6.


A growing list of suspects to be interrogated


Foul Traitors, Charlatans, Frauds, Bat Molesters! Frankensteins, Well Poisoners, Plotters, Deceivers!
Dr. Shipmans, Saboteurs, Devils in White Coats!


Organisations to be Investigated
WIV
Wuhan University IMA
WIBP
WCDC
BEIJING IPB
Nanjing Military Lab
SinoPharm
BARDA
NIH
EMERGENT BIOSOLUTIONS
BIOPORT
GILEAD
SIAC
QTEL
USAMRIID
FORT DETRICK
DARPA
DTRA
Metbiota
ONE HEALTH
GVP
ECOHEALTH
MITRE
BATTELLE
TUNNELL
LAURIMA GOV SERVICES


Suspects (1)
China
Zhengli Shi
Peng Zhou
George Gao
Deyin Guo
Major General Chen Wei
United States
ALEX AZAR
JONNA MAZET
ALISON O’TOOLE
ANTHONY FAUCI
BOYD YOUNT
DAVID FRANZ
DAVID KARESH
DENNIS CARROLL
DYLAN GEORGE
GEORGE PAINTER
IAN LIPKIN
JENS KUHN
JEROME HAUER
JONATHAN EPSTEIN
WORLD , ALL
Aditya Shyam Jalan
Aditya Shyam Jalan
@Dr_Aditya_Jalan
A chartbook collection of 50 Examples from @Qullamaggie Sir's Swing Trading School.

https://t.co/kylxkesTmA

The entry points are marked with a orange arrow, 10,20 and 50 Daily Moving average are used and the commentary by @Qullamaggie sir is written on the chart itself.

The setups are breakout setups, where the stock makes a big move,
surfs (takes support) either on the 10,20 or the 50 MA,
Makes Higher Low's,
Forms a Tight Range with Narrow candles,
then
BREAKOUT's!!
QUALLAMAGGIE