Bill Shopoff, Shopoff Realty CEO, joins ‘Closing Bell Overtime’ to talk the state of real estate and his playbook for 2024.
03:47
3 hours ago
Construction costs will keep in line with inflation as labor demand eases: Bill Shopoff Read More »
The Neighborhood Assistance Corporation of America (NACA) offers an incredible mortgage program that makes homeownership more affordable. Eligible borrowers can expect no down payment or closing costs, attractive terms, and hand-holding throughout the entire process.
Here’s everything you must know about the NACA mortgage.
The NACA Mortgage program helps thousands of people purchase homes every year. They offer below-market mortgage rates and financial counseling programs to help more people take advantage of homeownership.
The program is available as a 15-, 20-, or 30-year mortgage and is termed the “Best Mortgage in America.” Members can use the program on virtually any property type, including single-family, condos, co-ops, multifamily, and mixed-use properties.
The average number of days to close on an NACA Mortgage is just 2, and their foreclosure rate is 0.00012%. All borrowers get the same terms with an NACA Mortgage, no matter their credit scores or financial situation.
Bank of America is the NACA Mortgage’s largest partner, providing a majority of the funding for the program. NACA has partnered with Bank of America for more than 25 years to offer the program.
The NACA Mortgage is meant for low-to-moderate-income earners and to fill low-to-moderate-income areas. They call these Priority Members and Priority Areas, respectively.
To be a Priority Member, your total income must be less than 100% of the Metropolitan Statistical Area’s (MSA) median income. If your household income exceeds this amount, you must purchase a home in an area with a median income below the MSA.
To be eligible, you must:
To apply for an NACA Mortgage, you must do the following:
The NACA Mortgage program has unique benefits other loans don’t offer, including:
The NACA Mortgage has much more relaxed guidelines than a traditional mortgage. The program also doesn’t require a down payment or have any closing costs. Traditional mortgages, such as FHA loans, often have higher interest rates and more fees.
Also, unlike FHA loans or conventional loans with less than 20% down, NACA loans don’t require mortgage insurance. This may save you several hundred dollars a month and thousands over the mortgage term.
The NACA Mortgage is often even better than a VA loan because there are no closing costs or upfront fees, like VA loans charge. NACA loans often have lower interest rates too.
The NACA Mortgage program offers competitive interest rates, but it enables members to secure an even lower rate with the interest rate buydown program.
To lower your rate, you can use your own funds or funds from the seller or a grant to buy down the interest rate. The buydown cost is the same for all members. Paying 1.5% of the loan amount lowers the rate by 0.25% for 20- and 30-year terms, and 1% lowers it to 0.25% for 15-year terms.
Unlike traditional mortgages, the NACA doesn’t offer a refinance program. They strongly feel it’s better to modify an unaffordable mortgage than refinance and pay more out of pocket.
If you don’t own a home and your household income is less than 100% of the MSA’s median income, the NACA Mortgage may offer benefits you wouldn’t see with any other program.
If you don’t qualify, there are other options, such as down payment assistance programs or even FHA loans, but you’ll need more money out of pocket than NACA loans require.
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Note By BiggerPockets: These are opinions written by the author and do not necessarily represent the opinions of BiggerPockets.
What Is a NACA Mortgage? (How Does it Work & More) Read More »
AURORA, CO – AUGUST 23: The crane taking four 15-foot-wide by 60-foot-long modular home segments and stacking them on one on top of the other to make a new duplex. August 23 2018. Adam Berger, a developer with his own modular home designs, has sold his first duplex in North Aurora. Now he is using a crane to hoist the four trailer-delivered units for his second duplex into place. (Photo by Hyoung Chang/The Denver Post via Getty Images)
Hyoung Chang | Denver Post | Getty Images
A century ago, a first-time homebuyer might begin their search in a catalog for a kit-built home from Sears and others. In today’s real estate market, the idea rarely registers in house hunting. But with affordability stretched to an extreme and more buyers thinking about sustainability, the modular home — the kit home’s descendent — could be poised for the spotlight.
In the least, U.S. consumers looking to build an efficient and sustainable home should consider going modular. Green construction experts generally agree that modular construction generates less waste and causes less disruption to plants and animals on building sites. And instead of thousands of pieces of lumber, nails, and roofing material that you’d have received with those century-ago kits, modular homes today come in fewer but far larger pieces — assembled in a manufacturer’s facilities, then shipped to the home site, where they’re assembled together. In fact, the modules that make up a modular home can be the size of whole rooms. Typically, it is only the home’s foundation that is actually built on-site.
Modular construction has also attracted interest from affordable housing advocates with mortgage rates, though now on the decline, having reached as high as 8% this year and home prices up in almost every major metro market. The first of up to 2,000 single-family modular homes are being assembled in Chicago’s Southside and will be available for about a $1,000 down payment thanks to a partnership between city and state governments and area non-profits. A smaller affordable modular home project is planned for the Maryland suburbs outside Washington, D.C. Modular dwellings have also been used to combat homelessness in the U.S., Canada, and elsewhere. The issue was raised this week in the op-ed section of the New York Times.
Modular homes have to comply with state and local building codes, and they are financed the same as traditional construction. The difference is price. Modular construction averages $80 to $160 a square foot, which is 10-20% cheaper than traditional construction, according to HomeGuide. That puts the cost of building a typical modular home at $120,000 to $270,000 compared to $155,000 to $416,000 for traditional construction.
The modular building method can save money due to scale. “We have seen offsite construction of repeatable modular units save as much as 25 percent of vertical construction costs,” said Dave Dauphinais, associate partner at the management consultant McKinsey & Company.
Based on these construction costs, down payment and monthly mortgage expenses for a 30-year fixed mortgage at 7.25% interest would be $13,500 and $1749.78/monthly for a high-end modular home, versus $20,800 and $2,695.96/monthly for a traditional top-end $416,000 home, according to Rocket Mortgage.
Several venture capital firms have invested in modular construction, including Khosla Ventures and Y Combinator. One of the larger recent deals was led by Waed Ventures and Bold Capital this September, a $52 million funding round for Mighty Buildings, a startup in the sustainable, modular-home space that uses 3-D printing to automate the construction process.
Some modular dwelling manufacturers specifically cater to consumers looking to maximize efficiency or to attempt net-zero living. This includes Deltec Homes, Dvele, and S2A Modular, which all include solar panels in their residential home options.
“Modular home building has come a long way and is worth considering as prefabrication done well can reduce waste and the associated carbon emissions,” said Lisa Carey-Moore, director of buildings at the International Living Future Institute, a nonprofit that promotes regenerative building practices.
Generally, the modular assembly method can use less materials than traditional construction methods – where everything is built on site – because there’s more control over the building process and less chance wood, tile, roofing and other materials will be stolen, damaged, or wasted. It’s also easier to recycle excess materials in a factory setting than on the typical outdoor job site or use excess material from one job on a later one.
More than 15 percent of the materials used to construct a home the traditional way can end up as waste, but waste with modular construction is only about five percent, noted Ryan McEvoy, founder and principal of a sustainable building consulting firm called Gaia Development.
Though modular construction companies tout their cost and sustainability — and have attracted notable financial backers such as Bill Gates‘ Breakthrough Energy Ventures in the case of Vantem — there can be other advantages. These homes can be constructed relatively quickly in a housing market where inventory is at a historic low. McEvoy noted that a modular home can be move-in ready in eight to 12 months, about half the time needed to build a dwelling the traditional way. And it can be easier to move a modular home to a new location should the need arise, since the structures can be taken apart about as easily as they are put together.
Modular townhomes in Bradenton, Florida, manufactured by Vantem’s Affinity Modular subsidiary.
Vantem
You may have noticed that major retailers such as Costco, Home Depot, Lowe’s and Walmart have begun selling tiny home kits at prices starting under $10,000. These are different than modular homes and not suitable for everyone. At the low end, these structures are basically storage sheds, and marketed as such. Even larger units from these retailers are typically less than 600 square feet – about a third the size of the average American home. Unlike most modular and traditional homes, these little dwellings also lack foundations for extra storage. Instead of basements or crawl spaces, they generally feature metal frames meant to be secured to concrete slabs or mounted on wheeled trailers.
Most modular companies are small and do business on a regional basis, but some larger manufacturers exist in the U.S., such as Champion Home Builders, Kent Homes in Canada, and Clayton Homes, part of Warren Buffett’s sprawling conglomerate Berkshire Hathaway empire.
Overseas, modular homes have been more popular than in the U.S. and have been built quickly. Globally, the modular home market has been estimated at over $100 billion, but for the most part, even with modular homes in the U.S. around for decades, they have yet to catch on with American consumers. The vast majority of U.S. homes are built on-site using traditional methods. By contrast, less than four percent of current housing stock was built using modular techniques, according to a report from McKinsey. That makes modular construction less popular than even mobile homes, which make up 6.3 percent of U.S. housing stock. The research cited multiple factors contributing to the relative rarity. This included a lack of familiarity among contractors as well as the need for financing up front to insure the full cost of construction and modular components.
Some environmental experts are skeptical of the sustainability claims, too.
“Modular and prefab is not necessarily more environmentally friendly than traditional building methods,” said Chris Magwood, a co-founder and director of research at Builders for Climate Action, a Canada-based organization that promotes zero-carbon construction. “It is entirely possible to assemble materials with high climate impact, major toxicity concerns and problematic building science attributes and come up with a bad prefab home. … it’s not so much the prefabrication that makes it better or worse for the environment.”
Indeed, no homebuilding company should be assumed as more sustainable in a market where greenwashing has become all too common. Carey-Moore said it’s critical to evaluate the sustainability credentials of the companies to ensure that building products used are not toxic, sourcing of materials is responsible, and waste is minimized and diverted appropriately.
But to the extent that sustainable building is important to the developer, builder, and buyer, modular solutions often present an attractive alternative to traditional methods,” Dauphinais said. “Modular construction has the potential to be more sustainable.”
In tough real estate market, a century-old home idea could come back Read More »
Many people dream of investing in real estate, but most never take the first step. If you want to get started in real estate investing, there are six actionable steps you can take today.
No two real estate investors have the same goals. While one investor has an interest in flipping homes, another wants to invest heavily in rental properties.
Define your goals based on your financial situation, risk tolerance, and long-term investment strategy.
There’s no such thing as having too much knowledge of real estate investing. The more you learn, the more confidence you’ll have in getting started.
At BiggerPockets, we have all the resources you need to educate yourself. This includes our blog, boot camps, guides, bookstore, and podcasts.
As you educate yourself, pay extra attention to market trends, successful investment strategies employed by experienced investors, and how to best use your knowledge and money to your advantage.
You can read as much as you want about real estate investing, but there’s no replacement for networking with experienced real estate investors. There are many benefits of doing so, including but not limited to:
The BiggerPockets forum is full of networking opportunities, discussions, guidance, advice, and more.
It’s one thing to say that you want to invest in real estate. It’s another thing entirely to do so with a purpose. Your success is based largely on your ability to choose the right investing strategy.
Some of the most commonly used real estate investing strategies include:
Learn as much as you can about each specific strategy to determine which one is best for you as a beginner.
There’s no replacement for in-depth market research. It’s a risk to invest before you know the ins and outs of your market. At a minimum, your research should include the following:
You’re only as good as the team you build around you. Here are the types of professionals you need on your side:
Now that you know the basics of how to get started in real estate investing, you’re no longer lost and looking for answers. When you’re ready, take the first step on your journey—you won’t regret it!
Ready to succeed in real estate investing? Create a free BiggerPockets account to learn about investment strategies; ask questions and get answers from our community of +2 million members; connect with investor-friendly agents; and so much more.
Note By BiggerPockets: These are opinions written by the author and do not necessarily represent the opinions of BiggerPockets.
How to Get Started in Real Estate Investing (6 Actionable Steps) Read More »
Experts suggest thinking about how you’ll use your home in future when considering a building project.
10’000 Hours | Digitalvision | Getty Images
Extending your home or remodeling your kitchen and bathroom may be an exciting prospect but it’s worth carefully planning the design and build to manage the risks involved, according to specialists who spoke to CNBC.
If your project is fairly large, such as a home extension where you’ll be knocking walls down, it’s a good idea to hire an architect because they can guide you through the relevant planning permission and building rules depending on where you live. They can also help you appoint a building contractor (known as a builder in the U.K.).
Write an initial brief — essentially a wish list for your project — before approaching an architect, is the advice of a spokesperson from the U.K.’s Royal Institute of British Architects (RIBA), in an email to CNBC. Think about how you’ll use the new space now and how that might change in the future.
Then, consider your budget before you approach architecture firms, said Richard Parr, founder of design studio Richard Parr Associates. “Do the math before your first meeting,” he said in an email to CNBC.
He also advocates thinking about the “emotional” brief — Parr likes to get to know his clients by asking them questions like how they spend their time and where they like to go on vacation — as a favorite destination might influence their design choice.
Finally, consider green credentials. It’s worth focusing on any sustainability goals upfront, according to Ruth Lang, lead researcher in low carbon housing at the Future Observatory, a research program run by London’s Design Museum.
“Thinking about how your project can make better use of passive heating and lighting, and use reclaimed or natural materials, which have a lower carbon impact, can hugely change the manner in which a project would be conceived,” she told CNBC by email. You can also ask your team how they might minimize waste or repurpose materials, Lang said.
“If you were thinking of taking out a marble kitchen countertop, for example, you don’t have to reuse this in the kitchen again. You could instead consider how the material available could be used in other applications, such as being cut up for bathroom tiling,” she said.
RIBA’s online Find an Architect service asks for details such as your project’s aims and budgets, design style (such as whether you want it to be in keeping with the existing building), your overall aims — including more space, flexibility or more light — plus any restrictions like being in a conservation area.
In Germany, the Association of German Architects (known as the BDA), has around 5,000 members and you can search its directory by region, while the American Institute of Architects also has a listing of firms that is searchable by state or zip code.
RIBA advises meeting four or five firms in person to see how you get on, and to find out about their portfolio, fees, construction costs and timings. The architect will prepare technical drawings ready for a builder to cost and can recommend what type of building contract you should use too.
A home extension with a glass conservatory roof and bare brick wall.
John Keeble | Moment | Getty Images
You can opt for your architect to be your contract administrator too, meaning that they will oversee quality control during the build, according to RIBA. “If you don’t designate someone to this position, the responsibility falls on you,” its spokesperson said.
Gary Olsen, a chartered builder and director of design and build company Create, said this pre-contract phase is crucial — and not worth skimping on because it can avoid problems later.
Any scope of work document should include costs that “people might not initially think of,” Olsen told CNBC by phone, such as parking permits and fees for dumpster or skip hire. If the builder’s estimate exceeds your budget, write down your hierarchy of needs and wants and ask your contractor if they can revise it accordingly, Olsen said.
When you meet with potential builders, ask whether the person quoting for the work will also oversee it. If not, ask to meet the manager who is likely to be in charge of your build. “I’ve got to be confident that you’re going to be a nice person to work for and I’m going to get paid … And then [customers must consider]: Can I trust this person to deliver what he says?” Olsen said.
The Federation of Master Builders (FMB) has a directory of building contractors, searchable by specialism and location.
Older properties may have structural issues, and it’s worth understanding these ahead of time, Olsen said. Victorian-era terraced properties, typical of the U.K., are sometimes “L”-shaped at the rear, meaning they have an outrigger, the part of the home that projects out into the backyard. Occasionally this can sink in relation to the rest of the building and it’s worth identifying these types of issues before work starts, Olsen said.
“Don’t … hide behind a sofa looking through your fingers, hoping that there won’t be something [wrong]. A defect won’t magically go away by itself,” he said.
If you share a wall with a neighbor (known as a party wall), it is a good idea to get a condition survey of their home before work begins, especially if you are doing excavations. This should include photographs, descriptions and measurements of any existing cracks or defects, Olsen said.
Changing your mind about fixtures and fittings can be expensive if work has started, Olsen said.
For example, if you decide you prefer an engineered wood floor instead of the vinyl one that has been estimated for, it may not simply be the materials that cost more — the concrete base underneath may need to be finished to a different level.
Flooring requires preparation, depending on the kinds of materials you choose.
Juanmonino | E+ | Getty Images
Olsen suggested setting up a WhatsApp group for requested changes, confirming what’s been agreed by email and adding cost details to a spreadsheet.
Olsen, who is board president of the FMB’s London region, said a contractor may ask for around 5% of the build cost to secure the project, followed by about 20% once work begins.
“Be wary of big money payments upfront,” Olsen said. And, if the builder doesn’t provide you with a payment schedule, “don’t sign the contract,” he said. Once the project has been completed, expect to retain about 2.5%, which you’ll pay once you reach the end of an agreed rectification period of about six months.
Try to remain flexible during the project, Parr said: “Renovation is not a precise science or a predictable art, so be prepared for discoveries and the unforeseen. Above all, I always tell clients to follow their gut instincts and make sure they enjoy the journey the whole way through.”
How to pick an architect and how to manage the build Read More »
Want to know how to start an LLC for real estate? Whether you’re looking to form investing partnerships or avoid being sued, creating an LLC is one way to protect your personal name and assets. With that said, there are several factors to consider before setting one up!
Welcome back to another Rookie Reply! Each week, our inbox is flooded with questions about LLCs, so we’re dedicating an entire episode to the topic! Tune in as Ashley and Tony share their own experiences with LLCs, their benefits, and issues you might encounter. You’ll learn about the requirements for LLCs, when to put multiple properties under one LLC, how to apply for bank financing, and how to take advantage of business credit cards!
Ashley:
This is Real Estate Rookie Episode 350. My name is Ashley Kehr and I’m here with my co-host, Tony J. Robinson.
Tony:
And welcome to the Real Estate Rookie podcast where every week, twice a week, we bring you the inspiration, motivation, and stories you need to hear to kickstart your investing journey. And today, we’re talking about liability, we’re talking about lawsuits, we’re talking about how to protect yourself as a real estate investor in all things LLCs.
Ashley:
One of the biggest questions that are asked on the BiggerPockets forums, that are asked in the Real Estate Rookie Facebook group, that is asked on the Rookie at YouTube channel that is submitted to biggerpockets.com/reply is, do I need an LLC? So, this can be because you are starting a business, you are buying a rental property, or maybe you already have property and wondering if you’re not going to be living there as your primary residence, if you need to transfer it into an LLC.
Today, we are going to break down all of the elements and all of the questions you should be asking yourself if you are going to consider opening an LLC and if it’s worth it for you or not.
Tony:
Yeah. We’re going to answer questions like, do you need to have your LLC set up before you submit your offer? What does financing look like for your LLCs? How many should you have? So, all things LLCs about investing in real estate. Now, I just want to preface this episode by saying that neither Ashley nor I are attorneys, so don’t take this as legal advice.
I think still go talk to someone that knows your state, that knows your local laws, they can help you get set up correctly. But we’re just going to talk at a 30,000-foot level, some general principles about LLCs and how they apply to you as a real estate investor.
Ashley:
And I know you guys can’t stand it when we say this, but this is going to be one of those questions where it depends on your own situation, but we are going to help you figure it out if an LLC is right for you or not.
Tony:
Now, I want to give a quick shout out to someone by the username of Casey Intero. Casey left us a five-star review on Apple Podcast and said, “I can’t express how much I adore this podcast. As a seasoned real estate agent and investor, I find myself learning something new every single week. My husband and I eagerly dive into discussions about each episode.
The authenticity and down to earth nature of your guests truly resonates with me. Thank you guys so much.” So, if you guys haven’t yet… guys, 60 seconds, two minutes max for you to go on to Apple Podcast, YouTube, wherever you’re listening, take a few minutes, write that review. It really does help us reach more folks. And when we reach people, we tend to help them, which is what we’re all about here at the Rookie Podcast.
Ashley:
So, one of the things we’re going to talk about are different factors to consider when determining if you need an LLC. The first thing I’m going to say is if your attorney or even your CPA recommends that you have an LLC, then yes, you should probably do it. There are different costs that are associated with having an LLC, and I think that is one of the first determining factors.
Is it cost-effective for you to have an LLC? Because one of the issues that comes up along with should I have an LLC or should I not is should I have an LLC for each property? And that is a whole another question upon itself. But Tony, let’s do a little comparison here, talking about costs. But in New York State to file an LLC, it is $200. And what is it in California?
Tony:
California, if I’m not mistaken, it’s $800 per LLC.
Ashley:
And then, there’re also fees that can accumulate every single year. You have to pay another… for mine, its $25 a year. Do you know what it is for yours, Tony, for California?
Tony:
I don’t know what it is per year, yeah.
Ashley:
Okay. So, that’s just one of the things to consider, but we’re also going to talk about your net worth and why are you considering an LLC because you want that liability protection? Well, very, very sorry to say, but if you have no net worth, you have no assets, when somebody sues you, you have nothing that they can take.
So, maybe you’re renting an apartment, you have no savings, you don’t have a car and you ride your bike, you are in great position to maybe not even need an LLC, and go ahead, and take that risk of getting sued.
But we’re going to talk about these different scenarios, things like that, which will impact if you have a lot of money sitting in your bank account, and somebody sues you, an attorney is going to be more likely to want to take this other person’s case because they see that you have this high net worth, and you have these assets that are able to take instead of somebody who has nothing.
And if you try and sue them, they’re not really going to get anything if they don’t have anything to take. The next thing we’ll talk about, partnering, is if you have a partner for an LLC, you need to think about opening up yourself to liability by partnering with somebody. So, if you have that LLC, you have your company, you have your structure, and you can also do a joint venture agreement too.
What we don’t like to recommend is that you go into a property-owning it with somebody that is in both of your personal names and there is no contract or an agreement put in place. And sometimes having that LLC and then definitely that joint venture agreement can really help with that. But the joint venture agreement is a whole another episode.
And maybe, Tony, we need to have you do a full episode on that because I’ve done more LLCs and Tony has done more joint venture agreements. So, you can listen to this episode, learn all about LLCs, and then we’ll do another one, and we’ll learn all about joint venture agreements, and then you guys can compare, and maybe see one of those are better than actually owning the property in your personal name if you are partnering with someone.
But you can also check out the book, “Real Estate Partnerships,” too. So, you’re buying this property with somebody, you can check out Real Estate Partnerships by myself and Tony Robinson. And you can find that on Amazon or the Bigger Pockets bookstore. Okay. So, I want to let you know that if you do decide to go with an LLC, it’s not just a matter of opening up the LLC, and you are protected, nobody can sue you, yay.
You have this invisible shield around your rental property and yourself. There are rules that you have to follow so that you do not pierce that corporate veil. So, what we’re talking about here is, for example, know what your state laws and regulations are for having an LLC. So, do you have to have a meeting every year that you have to document that you had your meeting minutes documented?
Do you have to file a biennial statement? There’s actually a new law coming out too in January 2024 that is for your LLC, where you have to notify the IRS who the beneficial owners are of your company. And I believe this is 20% or more ownership that somebody has in a company, an LLC, for example. You have to report who those people are and you only have to do it once.
But some of these things, if you do not do this, then this is where you will not be considered in New York, I don’t know if it’s everywhere else, but consider it in good standing. So, to have your LLC in good standing, you have to follow all these rules, you have to file these forms, you have to pay your taxes, file your tax return, things like that. You, more importantly, cannot co-mingle funds.
So, that’s an issue too is make sure there’s no reason for somebody to come after you personally if you’re using the LLC because maybe you are putting some of your personal funds in there or you’re using the business account to pay for personal funds, but you’re not actually recording it as that. So, there are a lot of different ways that you cannot follow the rules and regulations of actually having the LLC in place, which ultimately will make it ineffective, and there is no point in paying that money to get it set up.
Last thing I would touch on is setting it up. Make sure it’s set up correctly. I had an attorney show me how to set up an LLC, and now going forward, I set them up. I also use a company called, I think it’s USA Corp or Corp USA. And they do some of the legwork for me too, such as the publishing requirement. In New York State, you have to publish in two newspapers.
One that’s published weekly, one that’s published daily for six weeks, and it’s just stating that you are opening an LLC in that name, and if anybody does want to sue me, they serve the paperwork to this address or whatever you put down. So, there are companies out there that will do some of the legwork for you.
Tony:
How many people actually read in the newspaper to check for that stuff? That’s crazy.
Ashley:
But you know what people do-do is they read those and then they go and buy domains.
Tony:
I got you. Smart. Yeah.
Ashley:
But as far as like, oh, I’m not looking, and reading, and six weeks into business, you hopefully don’t have anyone suing you yet, but it’s the fact that you’re establishing that this business is being created. And for example, if somebody maybe had some kind of trademark or licensing agreement on that name or something like that that you infringed upon, that’s where they would be notified and they could-
Tony:
And on that note, I don’t want all of our rookies that are listening to hear all this and feel overwhelmed. Ashley knows more about LLCs than I do for sure because I just offload pretty much all of that to my attorney. I’ve never set up an LLC myself. Whenever I need to do something, she just sends me an email and says, “Hey, fill this out, sign this document. I need to get this filed.”
So, if you don’t have either the bandwidth or the desire to know the ins and outs, still good, I think generally aware of what some of those requirements are. But if you don’t want to become an expert in LLCs, that’s fine. Just make sure you’ve got a good attorney on your side to walk you through these things that understand your state and how it works.
Now, and somewhat of a controversial statement, but my thought is that if the entire reason that you’re not buying your first real estate investment is because you’re waiting on getting this LLC set up, and you’ve been kicking the can down the road because you want to get this and check this box, just buy the property. If you find a good deal, don’t not buy it because you haven’t set up your LLC yet.
I would say let’s get that first property, let’s get that momentum going, and then set the LLC up right afterwards, and you can transfer title to your LLC afterwards. But I just see so many people who focus on the busy work of, “What else should I have? Or let me create business cards, let me get my website up and running.” All those are accessory activities to becoming a real estate investor.
The core focus is finding good deals, managing them correctly, and then getting your profits. So, just my two cents is like, hey, if you find a good deal, don’t not buy it just because you haven’t set up your LLC yet.
Ashley:
One thing along those lines, Tony, you made a great point. If you’re ready to jump on a property, when you get that property under contract, you can put your name, Ashley Kehr and/or assigns. So, that is stating that the contract is assignable. I guarantee I can’t even tell you the last time that I purchased property and I knew right away when I was signing, putting my offer out there on the contract was that I did not know what my LLC was.
I haven’t known for a long time which one it would go into. Which partner am I going to partner with, or what entity, am I going to be creating a new entity? And I just put that, I use one LLC as my development company, and I’ll put that LLC, and then and/or assigns as. And as I start to figure things out, and put the pieces together of how this deal is going to play out, that’s when I actually have my attorney change the contract and make sure that the deed is actually to the LLC that I want it to be.
So, let’s get into some of our questions, Tony. Our first question here is from Karina Jackson. If I’m planning to set up properties as LLCs, does my offer have to be from the LLC? I just answered that question. Well, I jumped the gun. What about the financing? I’m seeing comments that make me think I have to have the LLC established prior to applying for the loan. Is that correct?
So that the property is not in my private name. If applying for a mortgage as an LLC, does that change things like interest rate or payment required? So, there’s lots of variables that come into play here. So, when you’re purchasing the property, if you are going to have the property into an LLC instead of your personal name, it doesn’t have to be in the contract right away.
You can put the and/or assigns as. I would be careful if you just put your name and then later on you don’t have that and/or assigns. I’ve run into situations where people say, no, no, no, this is who signed the contract. We’re not going and changing things, like this is how you’re buying it, and we had to fight around it. So, just to be safe, put that and/or assigns as so you can assign it to even another person or to your other entity, whatever that is.
Now, good follow-up question, what about the financing? So, yes, the bank wants to know who is going to be purchasing the property. And so, if you are going for residential long-term, thirty-year fixed, and it needs to be in your personal name, if you go, and change that on the contract before closing, and you close with an LLC on the deed instead of your personal name, that 100% will screw up, and put a halt on your financing and put a halt on your closing of that property.
So, that is something that you cannot do until after you have closed. If you close on the property, then you can go ahead and change it into an LLC if you would like. But please, please, please read your mortgage documents to see what the due on-sale clause states. So, in some instances, they will say you cannot transfer the deed of this property to anyone that if you do, you’ll call the due on sale clause and you’ll be forced to pay home mortgage in full.
The second thing that could be in the due on-sale clause is that you may go ahead and transfer it into an LLC if it remains the same member ownership. So, for example, if I’m purchasing this property as 100% owner, me, Ashley Kehr, then I transfer it into an LLC, that LLC, I have to have 100% ownership still. If I transferred it into an LLC where I’m 80% owner now and Tony is 20%, that would be breaking the due on sale clause and they would say, “Hey, give us our money, you violated our mortgage agreement.”
Okay. Then, there’re also assignable mortgages, where you can assign them to whoever as long as the bank approves them. But that way, you can assign the same terms and everything like that, but they’ll actually do a formal vetting process of that person, which in turn would be your LLC. So, there is also subto where every day now tons of people go ahead and take over other people’s mortgage payments.
So, learn more about doing subto and you could just subto a property to your LLC, I guess. But there are definitely things you should be aware of that could happen and that is that due on sale clause of changing the ownership of the property. So, for myself personally, I had owned property in my personal name, I have mortgages that are in my personal name, and I transferred those properties into an LLC where I’m 100% owner.
And it’s been maybe three years now, and no bank has come to me and said, “We want your money.” Because remember, banks are not in the business of foreclosing on properties, and selling property, or even owning real estate. They want to keep receiving those mortgage payments.
Tony:
Yeah. Just the other part of this question, Ash, is do you have to have the LLC established before applying for the loan? And I’ve talked to a few different lenders and some want to see maybe more mature LLCs to give you the best rates and terms. Some are like, “Hey, just get your LLC set up during the closing period and as long as it’s created before we close, we’re fine with that.”
Typically, I’ve seen out more the hard moneylenders and things of that nature, but what’s your experience been, Ash? Do they typically want to see a fully formed mature LLC before you go under contract or what’s the timeline you’ve usually seen for your LLCs?
Ashley:
Depends on the bank financing. If I am going with a bank to get a loan, they want to see because they want the EIN number right away. That’s with the LLC, they want the name. So, if you’re doing commercial side of lending, they most likely want that. As far as fully formed, so technically, a fully formed LLC is one that has had that six-week publishing criteria established.
And that’s where you’ve done your six weeks in the newspaper after you created it, and you have your affidavit from the newspaper company saying that it’s all completed, and then you submit that to the state and you get your paper like, “Hello, you did the publishing requirement, you’re all set.”
Tony:
And just to clarify really quickly, that’s like a New York thing because we don’t have to do that in California. So, it’s going to vary from state to state. For us, I think as soon as we… I don’t know, whatever paperwork my attorney submits, and then she applies for the EIN, we get that back and we get two docs. We get our articles of organization that gets filed with the state.
Ashley:
Filing receipt.
Tony:
Yeah. And then, we get our EIN letter, and those are the two things we need to be fully formed in California.
Ashley:
Yeah. There’s definitely been a couple of times I’ve been asked to have the publishing requirement, show proof of that if that’s been done, but not all of the time. But I would say you don’t have to have it to actually close on a property. You don’t want to go ahead and put an LLC on a contract though that you don’t actually have that yet.
In New York State, you can look up if that name is actually available. It’s the name availability LLC in New York State, just search that. You can actually look and see, because sometimes even if a name is too similar, they won’t let you have it either. So, I would definitely not put an LLC, but it does take… I could go on right now and within 10 minutes, I could have an LLC and an EIN number to go along with it.
And then, go ahead and apply for a business credit card to go along with it all within an hour or less. So, I think for the loan, I recommend getting the LLC, at least having the name when you are applying for it because the LLC will be the name that’s actually on the loan documents and when you submit your loan application to the bank.
Tony:
So, the last part of Karina’s question here is if applying for a mortgage as an LLC, does that change things like interest rates or the payment structure? My experience has been that typically when you’re going the commercial route, your terms are going to be a little bit shorter.
So, instead of maybe having a 30-year fixed term like you do with a residential loan, your primary residence or a loan that’s in your personal name for an investment property, you might have a ten-year term. So, the length of that contract is a little bit shorter. Interest rates could usually be a point or two higher depending on which lender you’re working with.
Amortization period is going to vary. And I’ve seen some that go up to 30. Some we’ve looked at have been like 20, 25, so we’re in that ballpark. So, it depends, but we are typically seeing shorter-term, slightly higher interest rates when you’re going with the commercial debt through an LLC. What have you seen on your side, Ash?
Ashley:
Yeah. Most often, there has been one bank that I’ve found that will do an LLC on the residential side of lending, but most of the time you have to go to their commercial department, which usually means depending on the size of the bank, but even small banks where you have to go talk to a completely different lender who specializes in the commercial lending and submit a whole different application if you are using an LLC for that commercial side of lending.
And it’s usually only a fixed rate for, I’ve never seen more than 10 years, I’m sure there is out there, but it’s usually five, seven or 10 years that you get that fixed rate, and then it goes variable, or the loan actually becomes due. It’s a balloon payment where you have to go and refinance with the bank or a different bank too. But what they do is even though your interest rate is fixed for that short period of time, it could be amortized over 15, 20, or 25 years.
I haven’t seen 30 yet for the banks that I work with, but that helps keep your payment low, but it’s that interest rate that also is higher than the residential side. So, there is definitely a big difference in financing when using your personal name. You will get better terms as long as you have good credit and things like that than if you’re going with the LLC.
But most often, especially if it’s a new LLC, they’re going to ask you to sign for the LLC and be a personal guarantor on the loan anyways. So, they still are going to run your credit, want your social, and they’re going to put you on the hook for the loan. And then, eventually, you could remove yourself from the loan and have it be a non-recourse loan, where it’s no longer tied to you. If the loan isn’t paid, they can’t come at you personally for the dot.
Tony:
All right. Should we hit question two?
Ashley:
Okay. This question is from Oscar Chavez, is it better to get one LLC for your properties or one LLC per property? Looking long-term to protect myself and my assets, getting mixed opinions, having a meeting next week with my attorney, also live in Texas. Tony, hit us with all Texas laws and regulations on LLCs.
Tony:
Oscar, obviously neither me nor Ashley live in Texas, but again, just giving you the 30,000-foot view. You always want to balance the risk with the cost. To absolutely 100% minimize your risk, you would put every single property into its own LLC. That way if something happens at property A that ends up in a lawsuit and ends up with liability, all of your other properties, B, C, D, E, F, G are protected because it’s two totally separate entities.
Now, like Ashley and I talked about at the top of the show, remember that each new entity you set up creates additional cost, creates additional admin, creates additional just work for you. So, you want to balance like, “Okay, do I really want to spend, if I’m in California, that $800 every single time to set a new property? Do I really want to have to file a separate tax return for every single entity?
Do I really want to have a separate QuickBooks file for every single property?” So, those costs, they do start to add up, especially if you’re talking about buying a single-family residential long-term rental where maybe your cash flow every single year is a thousand to a few thousand bucks. You could potentially eat up the majority of your cash flow just in maintaining your LLC.
So, you’ve got to weigh that cost against like, “Do I want a separate one for each?” Now, again, to Ashley’s point earlier, if you’re a super high net worth individual, and you’re just super concerned about I’ve got $5 million sitting in the bank, and I’m super liquid, and I’m an easy target, then yeah, maybe go down that route.
But I think for most new investors who are starting off, who are probably not coming from a crazy high number for net worth, so maybe instead of doing one LLC per property, maybe it’s like a grouping. Like, hey, I’m going to put five in one LLC or I’m going to put 10 and one LLC, and then from there, you can separate it out.
So, what I’ve done in my business is that we have an LLC for different partnerships and that’s how we’ve grouped our entities. And Ashley, I think you do the same thing, where you have an LLC for each one of your partnerships that you’ve got, and that’s worked well for me.
Ashley:
Yeah. So, it’s not per property. Eventually, I think once it gets to a very high amount of equity available in those partnerships for those properties, then we would add onto another one. For example, in one partnership we are 50/50, we add a bunch of properties in there, and then we started a second LLC where I’m 60 and he’s 40, and then we started putting properties into that one.
But you can definitely distribute them out to different LLCs, but Tony hit it home as to the cost and the management of those LLCs. You pull up your bank account dashboard, and you have all these separate bank accounts now, you have all these different QuickBooks files now, you have to pay a-
Tony:
Bookkeeper.
Ashley:
… bookkeeper for each entity. You have to pay your accountant to file each tax return. And I think this year, it was $550 per an LLC for each of my LLC tax returns, which if you just have one duplex in there. That could be a month or two months cash flow, that $550. So, there’re advantages and disadvantages. If you open up more, you have a more overhead.
You open up less, you may expose yourself to more liability, but your overhead has decreased. So, that’s where you want to weigh that out and figure out a good number that’s comfortable for you too. And you can also get, we talk about this before, if you’ve read our real estate partnerships book, we talk about getting umbrella insurance.
So, if you are getting your personal name, getting umbrella insurance, then you can go ahead and put that over your personal name if you don’t have the LLC. But you can also get umbrella insurance on your LLC too. So, if you do have high equity in your LLC or maybe just do that LLC, you’ve just kept a lot of cash in that business account, you can go ahead and get umbrella policy.
The first partnership I ever had, we did an LLC, and we still have umbrella insurance policy over that just because it very inexpensive and we were so nervous when we first started as to what’s going to happen that we just wanted to protect ourselves as much as possible.
Okay. So, I guess in that situation weighed out. But if it’s going to be your first, second, third, fourth, maybe property, you can start out with that one LLC. Also, depending, maybe if you’re switching markets, if you’re investing in Georgia and you have other properties in Texas, maybe you’re going to split up your entities that way as the Georgia ones go in this LLC, the Texas ones go in this LLC too or by strategy. And I don’t co-mingle my short-term rentals with my long-term rentals. There’s a separate LLC for the short-term rentals and the long-term rentals too.
Tony:
Interesting. Why’d you do it that way, Ash?
Ashley:
Because the short-term rental is active, more active income for me because I don’t have a separate management company that manages the short-term rentals.
Tony:
Interesting. So, what my CPA told me was even if its arbitrage, regular Airbnbs, the fact it’s still considered rental income, so it gets treated the same from a tax perspective as long-term. Did you-
Ashley:
Yeah, it does, but I’m open to more liability on my short-term ones. I’m sorry, that’s what I meant as to I’m more active in it. There’s more actively I could make a mistake. But yeah, so that’s what I mean as to anything that is an active business for me that is not the long-term rentals or even the property management company, those are all separate. Anything my long-term rentals are in, there’s nothing that I have active business operating with them if that makes sense, I guess. But that’s the reason I keep them separate.
Tony:
Just thinking through the different LLCs that I have, I actually have my whiteboard over here. So, we have one for our education, our events side. It’s like all of our coaching program, our events, all the stuff we do. We have one LLC for that. We have one LLC for our cleaning company, one for our property management, one for most of our short-term.
And then, we set one for our commercial, even though that one doesn’t own any assets yet. And then, we also do our flipping through our media and education company, which is weird, but because it’s all active income from a tax perspective, we figured it’d be fine. But those are the big buckets that we have right now.
Ashley:
Yeah. I guess that was misleading for me to use the word active, but more personally involved or more of a business behind it, I guess. Yeah.
Tony:
And just to clarify, so what Ash and I are talking about active versus passive, from a tax perspective, those are treated differently. So, flipping and wholesaling, that’s considered active income, whereas rental income from short-term and long-terms are considered passive, and you’re taxed at a higher rate on your active income.
So, the tax guidance that I’ve been given is that you want to separate your active income and your passive income into separate entities to make sure you can maximize the tax benefits that come with the passive stuff.
Ashley:
Yeah. So, the LLCs that we have are the partnerships with the long-term rentals, and then there’s a property management company that’s its own LLC. There’s a development company that will be the project manager on rehabs. It’s also the LLC that we use when we purchase something before and that LLC does the due diligence, things like that.
It’s more of the acquisitions, I guess, side of it. And then, it will get dumped into whatever LLC I decide it goes into. And then, also the liquor store is its own entity. And that’s another thing too is if you have an active business that’s in one of your properties is that having those two separate LLCs is keeping those separate.
So, the building is an LLC and then the actual business is in an LLC. And then, the only thing is that the short-term rentals run out of that development company. But I think I need to actually create something that’s super focused on that short-term rental management.
Tony:
Yeah. And you can get super ninja with it too. I have a friend who he does short-term rentals and he bought an apartment building with his long-term rental LLC. He then signed a lease with his arbitrage LLC. So, he had a twelve-month lease with his arbitrage client, and that allowed him to get better financing because he had a long-term tenant that was signing this lease, even though he was still short-term renting it out.
But because they were two separate entities, two separate businesses, he was able to spend it that way because if you try and refinance with just your short-term rental income, typically, the rates are going to be a little bit different. It’s harder to get financing, but doing it that way, he was able to get better rates. So, yeah, man, you can go super deep and get super complex in how you structure the entities.
Ashley:
What’s the Augusta Rule loophole too? So, where you can rent out your primary residence for two weeks and not pay taxes on it. And this started because of the big golf tournament in Augusta, Georgia where people would leave and literally rent out their home for two weeks and they don’t pay taxes on that.
And you can also rent to your primary residence to your business to use as office space, a studio or to host a meeting instead of taking your team out to dinner, and you could have it in here. And there’re rules, it has to be of market rent or whatever. You can’t charge $20,000 to host an event for your business for two hours or whatever that is. But there’re so many different ways and that’s why it pays to have a great tax-planning CPA.
Tony:
Actually, I have my next tax session with my CPA in like a week, I think. So, I’m excited for that.
Ashley:
Mine is on the 18, yes, two weeks. Okay. We’re going to jump into our next question. And this one is actually going to be about a business credit card. So, actually getting financing, now that you’ve decided to create your LLC, you have your LLC put together. We’re also going to the last question, I took a peek at it. We are going to talk about insurance too.
So, let’s get into the business credit card first. I love business credit cards because they always have huge signup bonuses with $100,000 bonus points, so I can fly my kids to free with me to conferences. But if you are applying for a business credit card, you will need the LLC’s EIN. So, this question by Russell Breen is anyone know if you apply for a business credit card with your LLC EIN, could that count as debt or a hard inquiry on your personal credit score?
Great question. If you are getting a Capital One business credit card, that credit card will show up on your personal credit report. It will not for Chase, Wells Fargo, a bunch of other ones, but Capital One, I do know it will show up on your personal credit for the business card.
Tony:
I think the inquiry still shows on Chase even though the balance doesn’t, right?
Ashley:
Not for business.
Tony:
Got you. Okay.
Ashley:
It’ll just show for a personal credit card you’re opening up, but not for a business one. For every business credit card that I pull, if I had an inquiry, my credit would just ding-ding-ding because it would be so many inquiries going after it.
Tony:
We had several LLCs we didn’t have credit cards for. So, over the last three months, we’ve been opening up new ones, and I’m starting to lose track with all the different ones. So, I got to build out a Monday board that keeps all my credit cards in one spot so I can keep heads or tails of it. One thing, Ashley, we’ve mentioned a lot on the show that we haven’t defined yet is EIN.
So, when you’re applying for a personal credit card, or a loan, or mortgage or anything like that, you have to put your personal social security number. Same thing happens through your LLC, and your EIN is pretty much like the equivalent of your social security number. So, when you apply for a business credit card, mortgage, et cetera, they always want to see your EIN, and you have to apply for this, is it with the IRS?
Ashley:
Yeah. It’s irs.gov, and so I just Google irs.gov/EIN and it’ll come up. You’ll find in the Google.
Tony:
I’ve never applied for myself, Ash. Like I said, my attorneys always set up my LLCs for me. But you’re saying you can get your EIN in an hour?
Ashley:
Not even, they’ll literally, I’m saying by the time you do your online filing, you fill out everything on the state website, you can go and get your EIN. Once you have the LLC name, you can get your EIN number right away, and then you’ll get a letter that you need to save, and they’ll also email it to you. But the thing that sinks about the EIN letters is you can never get a copy of it.
So, make sure you save those because it was very, very difficult to actually get that original letter again. So, start your Google Drive, your entity name, and then in my entity name, I have a folder that says binder. Because when I first started doing LLCs for the investor I worked with, his attorney would have a physical black binder and it would be like the filing receipt, the articles of organization, the operating agreement, these little tabs.
So, I continuously did that until it was stacks of binders between me and this other investor. And I put it all into Google Drive, but it will say binder, and then we’ll have those folders, the EIN, any biennial statements that have been filed, tax returns, things like that. But you can keep all of these in a folder. And we actually go through this in the Real Estate Rookie boot camp, and we have a new one coming up soon in the end of January.
But we go through and it’s like a whole checklist I give everyone. And so, here’s the different folders that you should have to… like as a memory, okay, even if I’m not creating an LLC today, when I do create an LLC, then almost set check X as a checklist, like here’s the information that I need to save.
Along with the business credit card though, on the business side for Chase, I know on the personal side you can only have five credit cards open that are Chase credit cards. Do you know if that’s true or not for the business side?
Tony:
I don’t know. I only have one Chase business card right now, so I haven’t tried to max it out yet.
Ashley:
Yeah. So, those are just a couple things. You can go to the points guy or Aunt Kara on Instagram, and find all these travel-hacking people that can help you maximize those points with getting the business credit cards too. You guys know me, I like to get freaking the spreadsheets, and I have a spreadsheet tracker that will be like, okay, I need to hit this 5,000 minimum spend on this credit card by this date to get those bonus 100,000 points.
Tony:
I was so upset because we opened a business credit card over the summer and I just never used it. And then, I missed that window for… and it was a super small spend. It was like 5,000 bucks, which you will spend that on whatever, like setting up a property and yeah, totally forgot about it.
And then, when I went back to use a credit card because I hadn’t used it, they ended up reducing my limit down a thousand bucks or something like that. I’m like, “What can I do with that?” So, anyway, I love the idea of tracking it up front to make sure that you’re actually getting those bonuses.
Ashley:
And I think that’s a great point too, Tony, is you’re about the credit limit too. Being a new LLC, you may not get a huge credit limit. So, actually, when we started the property management company, I opened a new credit card for it, and I had two employee cards for the maintenance techs, and the limit I think was like $1,000, which for them doing maintenance and there was a lot of maintenance to get caught up, it was like I was paying it off every week.
And I made one huge payment because I knew that day they were charging a couple of fridges or a stove or something. And so, I made almost a prepayment on whatever. They ended up putting a hold on my account because the payment was so high and it wasn’t making a payment on the due date or anything for the statement. And they put a hold on the account for a week and they were penalizing us for paying our credit card.
And so, eventually, over time, I just had to be super diligent about basically, whatever they spent that day, paying it off until eventually, I think it was probably after a month or something, they increased the limit. But that’s something to be cautious of too and that it is easily, you can always call too and request for them to increase your credit. And I think sometimes you can even do it through their portals too, also.
Tony:
Just real quick, Ash, what’s your favorite business credit card?
Ashley:
The Chase business-
Tony:
The business Ink?
Ashley:
Yes, business Ink. Yeah.
Tony:
That’s my favorite business one. I have the Chase Sapphire Reserve as my personal one. I really love that one as well. Yeah. We recently got an AMEX business credit card, and this is my first time ever having anything American Express. And theirs is a little different where they don’t give you a spending limit. There’s no limit on your credit card, but it fluctuates based on how much you spend and if you spend more, you get a higher limit.
If you spend less, they bring your limit down. So, this is the card where I got the card and I think initially, I was able to spend up to 5,000 bucks or something when I first opened it. And because I hadn’t spent anything, I went to go charge something and then like, “Oh, your limit is only $1,000 now because you haven’t used it in the last 90 days.” So, that I’m not a fan of. So, I do like Chase because it’s just super clear, “Hey, your limit is whatever, X amount.”
Ashley:
Yeah. I do have the AMEX Delta one, which I do really like because with Delta, their points will get you better reward status with Delta so that anytime that I fly, me and anybody that’s flying with me, we’re automatically upgraded to Comfort Plus because of just using my credit card points and it gives me points on Delta, but it’s not like I actually have to spend those points to get the upgrades.
The points, just like the money, I guess if you spend so much in a year or whatever on your Delta credit card, it transfers over and gives you that status where you get that free upgrade every single time you fly, if available, of course. But yeah, a lot of different cool things that you can do with business credit cards. Let’s hop to our last question here and this one is from Jason Krivickas.
Hey, everybody. I have an insurance-related question I was hoping to get some insight on. I’m nearing the end of construction on an out-of-state duplex. I currently have it under an LLC, which I was planning to change once construction is complete, but I’m having a difficult time getting a policy quote with an umbrella over it.
If I put it in my personal name versus leaving it in the LLC, won’t I need an umbrella policy? Thanks in advance. Okay. So, I highly recommend that if you do put it in your personal name that you have an umbrella policy. But if he does choose to leave it in the LLC, you don’t technically need an umbrella policy. So, I think, Tony, first, let’s break down what an umbrella policy is and what it does.
Tony:
Yeah. So, we have an umbrella policy for most of our properties because again, a lot of ours are not in LLCs. And basically, an umbrella policy is exactly like it’s an umbrella where it just covers just you and any liability tied to you. So, I think we’ve got ours for two million bucks worth of liability and it’s relatively inexpensive.
I don’t remember the cost, but I remember it was so cheap, we were like, “Why wouldn’t we do this?” So, basically, now if someone comes to us and maybe they have an issue with this property, even though it’s not in an LLC before they can come after us personally, it would hit our umbrella policy first. So, basically, it’s like blanket liability protection for you.
They can be applied to different scenarios. And I think it also covers us in other instances, like if I got into a car accident, and something happened there or any liability against me personally, my umbrella policy could go against that as well. So, it seems like it was a good bang for your buck option for us.
Ashley:
And I think one of the differences between the actual protection of what an LLC provides and what an umbrella policy provides is that an LLC is saying that someone can’t sue you personally because it was the LLC that was at fault because this property, say someone slips on your sidewalk, and they sue your LLC, which is owned by your property, and your LLC landlord policy that’s on that property would pay out a settlement or whatever.
But you say it’s your only property in that LLC, and you have it mortgaged, there’s not a lot of equity in it, and your insurance company just settles with them, whatever, pays it. But if you have that property in your personal name, and someone goes to sue you, and you have a half a million dollar paid off house that you live in, when someone goes to see you, they can ask for more.
And so, what happens with the LLC is saying, you can’t sue me personally. So, no matter how much I have, you can’t sue me personally because what happened was this LLC was in this LLC’s entity. That’s the good kind of protection the LLC provides you if you do everything correct, just like we talked about in the beginning of the episode.
But if you do own that property in your personal name, you don’t have that LLC to say, no, you can’t sue me personally, even though it’s an investment property. What the umbrella policy does is it will cover up to $2 million, $1 million, whatever your policy is to fight you getting sued, to fight the claim.
So, say somebody is suing because they slipped and fell, the insurance company will pay up to, and this will all be in your agreement, but basically it’s saying, here’s $2 million to help you fight the lawsuit. Whether that’s them, which most likely would be, it was them settling with the person, and just giving them a payout, them paying the attorney fees, the legal fees to settle the lawsuit for you.
So, that’s the big difference is that the umbrella policy isn’t providing you protection, it’s literally just giving you the money to handle the problem and take care of the situation, I guess. And I just want to clarify that because those are two very different types of protection too. So, I guess, Tony, what is your stake on this? Do you think that he should put it in his personal name?
Sorry, Tony, I’m going to take this away real quick because I think one thing is I’m curious about as to why he’s having a difficult time getting a policy, an umbrella policy “on himself.” That’s what I find is hard because I would think no matter what, I would say go talk to insurance brokers first, and go, and find a broker who will go, and shop the insurance to different companies for you and get that umbrella policy. Unless maybe you have a lot of claims history in your past for other things, and maybe that’s why you can’t get the umbrella policy and it’s expensive.
Tony:
I was just going to say, he says I currently have it under an LLC, so I guess I’m just missing what his motivation would be to even pull it out of the LLC. If it’s already there and you’ve already got that protection, why put it back into your personal name and get the umbrella?
Ashley:
Maybe because he’s doing a construction loan or maybe even hard money, private money now, and wants to go and refinance it in his personal name to get that 30-year fixed, that too.
Tony:
Yeah, maybe the better rate. Yeah. To Ashley’s point, I think I just shop around. There’s so many insurance brokers out there, go in BiggerPockets, search in the forums, you’ll find someone, whatever city or market you’re in, see if you can find someone local to that area, get a recommendation. But I’d say you just got to shake some more hands, knock on some more doors, and I’m sure you’ll find someone, Jason.
Ashley:
And 100% to his last question, 100%, I would say if you’re putting a property and personal name, get that umbrella policy. It’s usually very inexpensive. Unless you have a lot of claims that people have sued you in your past, then maybe it isn’t going to be cheap for you, but it’s very inexpensive and it’ll help you sleep at night. So, Tony, speaking of sleeping at night, before we wrap up this week’s episode, how is baby girl, and have you been sleeping at night?
Tony:
Yeah. She’s doing pretty good. Last night, she had her last feed around 11:00. She had her last bottle around 11:00, and I got up this morning at 6:30 and she was still asleep. She’s doing pretty good right now.
Ashley:
Yeah. Yeah. That’s awesome. Well, my son woke up at 10:30. I was passed out and he wanted a drink, I get him his drink, and then me and him stayed up until about midnight watching the storm outside and the snow. So, I did not get a lot of sleep that we started watching Christmas Vacation and we finally fell asleep probably shortly after midnight,
Tony:
But hey, that’s what this time of year is about, right? Cuddling up, watching some movies, staying up late.
Ashley:
Yeah. It was a great little memory of us, I felt like we were in a snow globe. Okay. Well, thank you guys so much for listening to this week’s Rookie reply. If you have a question that you would answered, please go to biggerpockets.com/reply. You can also check out the show description to find out where to see Tony and I on social media.
You can also connect with us there and don’t forget to ask your questions in the BiggerPockets forums too. There are a wealth of knowledge in that community in the forum, so make sure you go network, and connect with other investors, and we’ll see you, you guys, next time.
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Note By BiggerPockets: These are opinions written by the author and do not necessarily represent the opinions of BiggerPockets.
A shopper carries several bags in the Magnificent Mile shopping district of Chicago on Dec. 2, 2023.
Taylor Glascock | Bloomberg | Getty Images
The U.S. economy has remained remarkably strong but affordability is worse than it has ever been, some social media users say, even when compared to The Great Depression.
One of TikTok’s latest trends, coined the “silent depression,” aims to explain how key expenses such as housing, transportation and food account for an increasing share of the average American’s take-home pay. It’s harder today to get by than it was during the worst economic period in this country’s history, according to some TikTokers.
But economists strongly disagree.
“Any notion from TikTok that life was better in 1923 than it is now is divorced from reality,” said Columbia Business School economics professor Brett House.
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Compared to 100 years ago, “today, life expectancies are much longer, the quality of lives is much better, the opportunities to realize one’s potential are much greater, human rights are more widely respected and access to information and education is widely expanded,” House said.
Even when just looking at the numbers, the country has continued to expand since the Covid-19 pandemic, sidestepping earlier recessionary forecasts.
Officially, the National Bureau of Economic Research defines a recession as “a significant decline in economic activity that is spread across the economy and lasts more than a few months.” There have been more than a dozen recessions in the last century, some lasting as long as a year and a half.
The only depression the U.S. has ever experienced in industrial times spanned a decade, from the stock market crash of 1929 until 1939, when the U.S. began mobilizing for World War II.
A depression is a “totally different order of magnitude,” Susan Houseman, research director at the W.E. Upjohn Institute for Employment Research, told CNBC. “We haven’t seen anything like it for 80 to 90 years.”
In fact, the latest quarterly gross domestic product report, which tracks the overall health of the economy, rose more than expected, while the Federal Reserve‘s effort to bring down inflation has so far been successful, a rare feat in economic history.
The central bank signaled in its latest economic projections that it will cut interest rates in 2024 even with the economy still growing, which would be the sought-after path to a “soft landing,” where inflation returns to the Fed’s 2% target without causing a significant rise in unemployment.
“To be sure, the economy is slowing, and the job market is cooling, but we are not in a depression,” said Sung Won Sohn, professor of finance and economics at Loyola Marymount University and chief economist at SS Economics.
But regardless of the country’s economic standing, many Americans are struggling in the face of sky-high prices for everyday items, and most have exhausted their savings and are now leaning on credit cards to make ends meet.
Lower-income families have been particularly hard hit, said Tomas Philipson, a professor of public policy studies at the University of Chicago and former acting chair of the White House Council of Economic Advisers.
The lowest-paid workers spend more of their income on necessities such as food, rent and gas, categories that also experienced higher-than-average inflation spikes.
“Inflation has been hitting the poor more than the rich, in terms of share of real income lost, because it has been relatively higher for categories that make up larger shares of household budgets,” Philipson said.
Housing, especially, has weighed on many Americans’ opinion about how the nation, overall, is faring regardless of what other data says. Year to date, home prices nationally have risen 6.1%, much more than the median full calendar year increase over the past 35 years, according to the S&P CoreLogic Case-Shiller Index.
Mortgage rates have pulled back but are still above 7%, and there remains a very low supply of homes for sale.
That explains why Americans feel so bad about their own financial standing, even when the country is in good shape, House said. “Since homeownership is the biggest investment decision most people make in their lifetimes, the real estate market is likely dampening many Americans’ feelings about the U.S. economy.”
Is the U.S. in a silent depression? The TikTok theory explained Read More »
How is 2024 looking for investors in the short-term rental (STR) market?
Many economic factors affect the STR market, from occupancy rates in specific markets to ever-changing rules and regulations of the short-term rental sector. As part of our State of Real Estate Investing Report, we dive deeper into all of these factors one by one.
Every STR investor bases the profitability of an STR on how much they can get for their rental per night. According to the report, the average daily rate prognosis for 2024 is, at the very least, flat but likely trending toward growth.
This is because the economy overall is showing signs of stabilizing. Macroeconomic factors play into this, too: With oil prices and currency exchange rates showing signs of evening out, STR investors can look forward to greater predictability in daily rates.
Julie Brinkman, CEO of STR management platform Beyond, predicts, ‘‘If the vacation rental property manager and host are systematically staying on top of demand, they will […] see flat to higher average daily rates (ADRs) year over year.’’
This brings us to the next major factor in STR investment success: vacancy rates. Gauging demand correctly is crucial for any STR investor; unexpectedly high vacancy rates can spell disaster. What can investors expect on this front in 2024?
Brinkman believes that increased occupancy is ‘‘certain’’ for hosts and landlords who have properties in in-demand areas. However, other experts are advising STR investors to temper their expectations. Beyond’s director of revenue management, Jeffrey Breece, predicts an ‘‘incredibly average’’ year in terms of STR demand.
In a sense, though, this averageness may well be the most valuable thing about 2024: It will help landlords reestablish what normal vacancy rates look like post-pandemic. Breece believes that 2024 will be ‘‘the new baseline year,’’ replacing 2019, as pent-up demand for travel from the pandemic finally dissipates. Therefore, investors new to the STR market should use 2024 as a blueprint for what they can expect in the coming years.
One thing STR investors don’t need to worry about so much is any further decline in occupancy rates. David Kelso, co-founder and CTO of Beyond, believes that the 2023 situation in which supply outstripped demand for vacation rentals was ‘‘an anomaly’’ and won’t be repeated in 2024. Even if demand for STRs doesn’t grow massively next year, the supply-demand balance will likely stabilize.
The best STR markets, as ever, are markets that offer a healthy cap rate—that is, the annualized rate of return on the current property value as related to all the expenses associated with the investment. Investors should look for locations that are a little off the beaten track—that is, outside of major cities that already offer a ton of accommodation options.
In the U.S., the current best STR markets that offer great cap rates are located in Virginia and Florida. Classy small beach towns and villages like Sandbridge, Virginia, and Okaloosa Island, Florida, have affordable properties that translate into high average daily rates.
Artificial intelligence (AI) is an unstoppable trend in the STR market. AI tools can be very useful to STR investors because AI algorithms are capable of processing and analyzing vital data, including the performance of different property types in different locations and location-specific guest preferences. With the help of AI-powered data management, hosts can get a better idea of what guests are looking for, down to details like bed preferences.
The other area where AI tools will become even more useful is marketing. Caitlin Cassady, vice president of marketing at Beyond, explains that new data-driven tools can help hosts make their STRs more attractive by promoting events in their area or by ‘‘highlighting their 5-star reviews to increase booking conversion.’’
On Airbnb and VRBO, new AI tools can use algorithm-generated data to suggest personalized options to guests searching for their next vacation rental.
Will cities continue to crack down on STRs?
?The short answer is yes. The tightening of rules and regulations in the STR sector is a known issue, and experts agree that it’s not going away in 2024. Maria Flores Portillo, Beyond’s managing director of EMEA, predicts that ‘‘regulations will continue to throw challenges, especially (but not exclusively) in urban markets.’’
Portillo is cautiously optimistic for the longer term, explaining that ‘‘Whilst regulation is unavoidable, it is possible to create a sustainable framework that legitimizes the short-term rental industry as the beneficial economic sector for society that it has become.’’ This will require robust legislative action, however, and a reining in of lobbyism by the hotel industry.
Beyond’s CEO Brinkman shares this optimism for the longer-term possibilities of STR investors coming together ‘‘to tell the right story—about the economic benefit STRs bring to communities.’’ In the shorter term, however, urban areas will continue to ‘‘come under regulation pressure.’’
The Airbnb roadmap is a new tool introduced by Airbnb this summer, designed to address a long-term issue Airbnb customers have had with the platform: inaccurate listing descriptions. The roadmap expands existing property types to seven, offering customers a better idea of what they can expect from a booking.
The company is also overhauling its review system. Airbnb CEO Brian Chesky said in an interview with TechCrunch that Airbnb homes ‘‘are one of a kind—that’s a strength [for us], but their reliability is the big question. We can’t inspect every home, and we don’t want to try to inspect every home. So we’re just going to be investing a lot more into a review and reputation system.’’
Properties that score especially highly will get a Guest Favorite badge. Guest Favorite badges will be reviewed on a weekly basis, rather than the Superhost badges that are reviewed quarterly. The idea is to make hosts more accountable.
Will this new system hurt or harm investors? Because Airbnb is simultaneously updating its features for hosts, allowing them to add more and better detail about their listings, the new roadmap is ultimately an opportunity to better market an Airbnb property, increasing occupancy and revenue.
After more than a decade of clearly favorable investing conditions, market dynamics have shifted. Conditions for investment are now more nuanced, and more uncertain. Download the 2024 State of Real Estate Investing report written by Dave Meyer, to find out which strategies and tactics are best suited to win in 2024.
Note By BiggerPockets: These are opinions written by the author and do not necessarily represent the opinions of BiggerPockets.
Will Short-Term Rentals Have a Good Year? It Depends—Here’s What You Need to Know Read More »
House for sale with “For Sale” real estate sign in yard in spring or summer season. No people.
Fstop123 | E+ | Getty Images
Mortgage demand fell last week compared with the previous week, despite a continued drop in rates, according to the Mortgage Bankers Association‘s seasonally adjusted index.
The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($726,200 or less) decreased to 6.83% from 7.07%, with points increasing to 0.60 from 0.59 (including the origination fee) for loans with a 20% down payment, the group said Wednesday. Even with the recent decline, rates are still much higher than they were at the start of the Covid pandemic.
“With the positive news about the drop in inflation, and the FOMC [Federal Open Market Committee] projections proclaiming a pivot towards rate cuts, the 30-year fixed mortgage rate reached its lowest level since June 2023,” said Mike Fratantoni, MBA senior vice president and chief economist.
“At least as of last week, borrowers’ response to this rate move was rather tepid,” Fratantoni said.
Applications to refinance a home loan dropped 2% for the week ended Friday, after jumping 19% the week before, according to the MBA. Refinance demand was 18% higher than the same week one year ago, however.
Applications for a mortgage to purchase a home declined 1% for the week and were 18% lower than the same period last year.
Despite the drop in demand, the Mortgage Bankers Association predicted good news ahead for the market, despite expecting a “mild recession” in the first half of next year.
“We expect that this path for monetary policy should support further declines in mortgage rates, just in time for the spring housing market,” the group said, referring to the Federal Reserve’s recent signal that it is looking to cut its benchmark rate multiple times next year. “We are forecasting modest growth in new and existing home sales in 2024, supporting growth in purchase originations.”
The association said it expects mortgage origination volume to increase 22% in 2024 to $2 trillion, with a 14% rise in purchase volume and a 56% jump in refinance demand.
Due to next week’s Christmas holiday, the MBA will release mortgage application data for the weeks ending Dec. 22 and 29 on Jan. 3.
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Mortgage demand slips despite drop in interest rates Read More »
How do you turn a TINY side hustle into a full-on income stream? Even more, how do you make your side hustle a multimillion-dollar business that employs dozens of people and gives you the financial freedom to do what YOU’RE passionate about? Today, we chat with Mari Llewelyn, founder of Bloom Nutrition, about her incredible journey of weight loss, financial literacy, starting a side hustle, and growing a HUGE business.
Mari’s entrepreneurial journey started long before she decided to make supplements. One day, she woke up and realized she had hit rock bottom. She was the heaviest she had ever been, had no money to her name, zero autonomy, and close-to-no willpower to pick herself back up. After growing tired of relying on her parents for money in college, she decided to get a job at the front desk of a gym.
She was making money, and things were starting to improve, but there was one big hurdle left: the weight. In this episode, Mari talks about her incredible journey to losing ninety pounds, how she started selling five-dollar workout programs for extra cash, and her explosive social media growth that allowed her to build a multimillion-dollar business before age thirty!
Mindy:
Welcome to the BiggerPockets Money podcast, my dear listeners, where we, today, are interviewing Mari Llewellyn, who went from weighing 240 pounds and not knowing what she wanted to do with her life, to losing 90 pounds and building a multimillion-dollar business. Hello, hello, hello. My name is Mindy Jensen, and joining me today is my senior producer, Kailyn Hope Bennett.
Kailyn:
Hi, Mindy. It’s so good to be here again with you.
Mindy:
I’m so excited to have you stepping into Scott’s shoes today. Today, we are talking to Mari Llewellyn and she is such a great storyteller. We’re going to hear the journey of her weight-loss story and how she parlayed that into this giant business that she stumbled onto with really no plan.
Kailyn:
I think to say Mari is a tour de force is underplaying her. She’s 29 years old, killing the game, owns a multimillion-dollar business in the supplement and fitness industry. I think that this is a great episode for any entrepreneur, anyone interested in starting a business. You’re going to hear so many good tips, tricks, nuggets from Mari about creating a successful business, utilizing the social media economy.
Mindy:
She has so much information to share. I don’t want to wait. Without further ado, let’s bring in Mari Llewellyn. Mari Llewellyn was recently named to Forbes 30 under 30 list for the business she and her husband, Greg, founded called Bloom Nutrition. Mari is also the founder of the app Strength by Mari and the host of the hit podcast, Pursuit of Wellness. Mari, welcome to the BiggerPockets Money podcast. I’m so excited to talk to you today.
Mari:
Thank you, guys, for having me. I really appreciate it.
Mindy:
Mari, let’s start the show with a bit of your background. Tell us a little bit about yourself and why you decided to start a nutrition company.
Mari:
How far back do we want to go? I’ll give you a brief overview. I was born in the UK and I moved around a lot as a child. My dad works for the United Nations, so I lived in the UK, Switzerland, back in the UK, New York. I went to school in Philly. I’ve lived in Colorado. Now, I live in California. I’ve been all over the map. Business was never something that I thought was for me. Particularly, I’m not strong with numbers, let’s say. I never thought that it was going to be my thing, but I am someone who’s really creative. I love sharing, I love communicating, I love branding. It’s funny how things ended up working out. I underwent a pretty dramatic fitness journey of my own, and I can go into details of that later. I ended up losing 90 pounds and completely fell in love with health and fitness and also, just optimizing my mind, my body, my life in general.
During the fitness journey, I struggled finding supplements that were for me, for a female who was new to fitness. I wanted something approachable, friendly, fun, easy to incorporate in my routine with great ingredients. I was dating my now husband, Greg, who is incredibly entrepreneurial, very numbers driven, thank goodness, and loves marketing. Together, we were the perfect pair and we put our heads together and started sampling for Bloom in 2018. We did everything ourselves. Not the formulation. We worked with a manufacturer for the formulation. The labels, the customer service, the social media, everything top to bottom was us. We really learned a ton about the business itself. Launched in January of 2019 with three pre-workout flavors. Then shortly after, released our Greens, which was our home run, and now we are known as a greens company. It’s been a pretty wild journey.
Kailyn:
Just so our audience is well aware, the Greens went completely viral. This is actually how I first as a producer learned about Mari. This is a Kailyn endorsement, this isn’t a show endorsement. I actually use the product and it’s a really great micronutrient dense powder you put in your drink every day. Mari, before we really step into the Greens and Bloom nutrition empire, I’d like to take another step back and talk about your time growing up. What was your relationship like with money in your household?
Mari:
Money wasn’t something that was spoken about particularly in my household. I don’t know if it’s because I grew up in the UK or if it was just my family’s values. I personally find even when I go back to the UK or Europe now, I want to talk about my career. I want to talk about my job, I want to talk about my brand. I talk about money more openly, I would say, than my family does. I knew nothing about money. I actually would say I had a little bit of a negative relationship with money overall, because I didn’t understand it. I didn’t know how to save. I didn’t know the value of money. I didn’t know what my parents’ salaries were. The only memory I have of thinking about money was when I kept running out of it in college and my dad yelling at me over and over again.
The first time I really developed my own relationship with money was when I hit rock bottom at college. That was part of my fitness journey, just having this awful, awful experience. I was unhealthy mentally and physically, and I was just sick of relying on other people for money and feeling, I don’t know. I had this very negative relationship with money, and for the first time I wanted to be able to earn it on my own and feel good about it. That’s when I got a front desk job at Orangetheory Fitness, and I wasn’t making a lot. I mean, it was a commission-based job, and I was really bad at selling the program, so I didn’t do very well. It was the first time that I got a proper paycheck and felt fully responsible and I wasn’t getting yelled at for going over my balance or whatever it may be.
Overall, I feel like I had very little education and knowledge around money. Then I had a very negative relationship with money because I kept overspending and not understanding how I was doing so. Also, not understanding how much I needed to live on a daily basis and where budgeting should come in. Now, it’s funny, because I went from there to where I am now quite quickly. My husband’s parents are very money literate. It’s something that they talk about a lot in the household. They talk about business, they talk about money. Anything that I’ve learned as an adult has been through them and through my business, but it’s still something that I’m learning. It doesn’t come to me very naturally. I hope that answered the question.
Kailyn:
I think that’s a really common thing a lot of people go through, myself included as young adults. Because financial literacy wasn’t taught in the household and it wasn’t a major theme running through our education system or even our friend circles, I think money is a really taboo thing to talk about. Sometimes it feels like you have it or you don’t and there’s a secret code in between that we’re all trying to debunk.
Mindy:
You’re starting from the same place that everybody else is.
Mari:
That’s good to hear, honestly. Because it is something that you internalize. For years, I felt a little ashamed of the lack of knowledge that I have. I had a meeting with our account managers yesterday, and a lot of the lingo and verbiage does go over my head, but I’ve gotten so much more comfortable as an adult asking questions. I’m okay with looking stupid now. I don’t care. I want to understand what’s happening. I don’t want to feel like I’m drowning in information that I don’t know. Because at the end of the day, I’m the one earning my money. I want to know where it’s going and what’s happening.
Kailyn:
Mari, really the key to your entrepreneurship journey and the success of your business was that weight loss journey. I’d really like to go in and dig into that story. What did that process look like and when did you start posting about it on social media?
Mari:
As I mentioned before in college, I was actually a semester away from graduating. I really hit the lowest point in my life. I had always struggled with mental health. My depression got way worse at college. I feel like a lot of times we go to college and we end up partying and drinking, and those things can really exasperate underlying problems. It really allowed me to see some of the demons I’d never really dealt with. Around this time, I was diagnosed with borderline personality disorder. I was put on a number of medications, antianxiety, antidepressant, antipsychotics. Just a heavy dose of medication. It had a massive impact on my body, my mind.
I felt completely checked out of reality. I was essentially in a dissociated state for a year. It led to me failing every class at school, barely being able to get out of bed, having a bad relationship with food, mistreating myself. I lost a lot of the relationships I had. It was a really detrimental time for me. I ended up moving back home with my dad, which for me was like, I was ashamed. I felt I don’t really have a job or a goal here. I don’t even have my degree right now. It was a huge reality check and this moment where I was like, the only person I have to blame here is really me and I have to take full responsibility for what’s going on. I’m not recommending anyone do this. I’m not a doctor. I came fully off all of my medication just so I could feel again.
I lost all the high, highs, I lost all the low, lows. I wanted to gain back my personality. In doing so, I got a lot more clarity on where my life was at and I wanted to get some control. My boyfriend, now husband, Greg, has been bodybuilding his whole life. He’s obsessed. It’s his passion. I decided I wanted to take my first step in being healthier. Really, for me, it was more about the mental of it all than the physical, although I was heavier than I’d ever been. I was about 245 pounds at this point. I reached out to Greg and I was like, I’m going to do this. I remember the first day of my journey, I essentially recreated his breakfast, which was all these eggs and oatmeal and blue. It was like this bodybuilder breakfast.
Kailyn:
What, like 120 grams of protein for your bodybuilder breakfast?
Mari:
Yes. Looking back, maybe I didn’t need to be eating that much. I was on the path to figuring out what worked well for me. Before that, I was eating two giant muffins, a giant iced coffee with sugar. All of these things were really triggering my pre-existing mood disorder. The sugar was elevating my blood sugar levels, the caffeine. None of those things are helpful when you already are struggling with mood. Just by swapping out my food for whole nutrient dense foods, getting in more healthy fats, that really set me up for a better base point. Then in terms of exercise, I started going on walks every day. That was really just the simple baby step that I took. Because when you go from having little to no exercise routine, I think a lot of people jump to, I need to be in the gym every single day. I need a workout plan, and they do too much. Then they end up feeling overwhelmed and backing out of it completely.
I’m a huge fan of a baby step approach, because I think it really builds your confidence. I always say you build confidence by keeping your promises every day. If you can just get out the door and go on a walk and that’s keeping your own promise, then you can get to the next level. From there, I started going to the gym just 30 minutes here and there. Even if it wasn’t the best workout, I would just make sure I got myself in there. I ended up completely falling in love with lifting weights and eating well and feeling good, and it really healed me. I think I was able to become the strong person I wanted to be and really develop a work ethic. Because I think the discipline you have in the gym really can be translated to real life as well. That had a massive impact on me, and I don’t think I’d be here right now if I didn’t go through that.
Kailyn:
I completely agree. I’ve seen that in my own fitness journey, lifting journey. I think that the discipline and the mindset you get in the gym is so translatable to every other part of your life. If you’re keeping your promises to yourself, if you’re pushing yourself, if you’re getting in there every day, you’re flexing to that last rep, you’re going up in weight or up in reps every single time. It’s just so easy to have that compound and move to other parts of your life just to keep on pushing.
Mari:
I would say 100%. I feel like it sounds cheesy, but doing that extra last rep and pushing until you can’t anymore, really going till failure. Once you go through that, you realize you can do that with absolutely everything. It’s just about that consistency and being willing to get through the pain. Fitness completely changed my life. I feel like it was during that time I got the job at Orangetheory Fitness and I ended up going back to school and getting my degree. It really showed me that I’m capable of much more than I thought. I really feel like that was the onset to my entrepreneurship journey.
Kailyn:
I’ve actually been reading this book called The Power of Discipline. Through that, they talk about why Navy SEALs are so successful. It’s because when you hit that point of failure in your body, when you’re running really hard or when you’re lifting really hard or physically or mentally fatigued, you’re actually only at 40% of your body’s full capability. What they’ve learned is when you push past that 40% is when you’re most successful and why you can keep going. What I’m hearing is that’s actually what the gym taught you. It taught you to push past that mental barrier of your body only being capable of that 40% or in my own finished journey, probably less until I started pushing past that. Mari, I’d like to go ahead and shift gears a little bit and really dive into social media since that’s such a big part of your story and your success. When did you start posting on social media about your fitness journey?
Mari:
I wasn’t an avid social media user during my journey. Also, I think because I was so just insecure with who I was, I wasn’t sharing. I didn’t post my first photo until November of 2017. I was definitely following other fitness influences, I remember, and definitely using their programs and watching what they were doing. I didn’t post my before and after until November, and I was really nervous. I had like 900 followers and they were all from college or people of my personal life, and I was so nervous about what they would think. I remember putting this post up and it exploding way more than I could have anticipated. This was the time on social media where things were organically growing and people were getting followers quite quickly. This post got a lot more attention than I expected, and it was being re-posted on much larger fitness pages, fitness pages with a ton of followers. People were re-posting it. I remember my phone just exploding, exploding, exploding.
I was like, “Oh, my gosh. What is happening?” I still remember being in my car seeing this happen. Quite quickly I had tons of DMs asking me, “What workout program did you use? What nutrition plan did you use? Tell us what you did, et cetera, et cetera.” Of course, I’d just been pretty much doing what Greg taught me or whatever plan I’d put together for myself. That was the start of our business. It happened pretty organically because people were asking me for products. I was so passionate about this thing. I felt like I had this secret sauce for happiness because I was like, “Wow, I just completely changed my life myself just through this thing.” It was hard, but I wanted to share it because I felt like so many people must be in the position I was in. That’s when we made our first ever workout plan for $5. It was a PDF workout guide. We would manually email it to people and they would PayPal us $5. It was not a sustainable business plan. I’d be on my phone all day sending the plan. That was the start of everything.
Mindy:
First of all, I love that you were on your phone emailing this to everybody. Because when you start a business and it just happens and you don’t really know what you don’t know, so you’re just doing what you know. You got the information to these people that they paid you for, and that’s ultimately the bottom line. You got what they needed, so that’s great. I’m assuming that you found another way to do this eventually because you have time to talk to us instead of just sitting there emailing 500 people.
Mari:
We took it really seriously. We were on top of our game, Greg and I. Luckily, I had Greg with me, so he was very helpful. Ultimately, we figured out how to make a website because I was like, this is not really working. Got a website, made more guides. This business was called Mari Fitness at the time. We sold a lot of these guides, way more than we anticipated. The PDF guide business back in 2017 was booming. That was the big thing to do. I still think it’s a great way to start a business because there’s no overhead. We made the PDF ourselves. We literally just went to Barnes and Noble and wrote everything out, and it’s automated. Well, it should be automated. It was perfect. We really built the capital we needed to then make a physical product.
Our first physical product was a resistance band. It was a fabric booty band, which there weren’t many of those back then. The first 900 we made, which it was difficult to find a manufacturer who would work with us because not a lot of people took us seriously. We were so young. Clearly, had no idea what we were doing. We found a manufacturer in Pakistan and made 900. We ended up hand-packing and shipping them ourselves out of my dad’s attic. I remember I wrote a note in each one. That was the start of physical products. That band did really well. We obviously ended up getting a warehouse to ship them out. All of this work was us building up capital to then start Bloom, but also just getting a lot of experience and understanding of how this was going to work.
Mindy:
Was the goal to start a nutrition company and you did that by selling these physical products just to generate the income for it, or did you always wanted to have the nutrition company and the physical products company?
Mari:
To be honest with you, there was no plan. We were making things that I wanted and that the audience wanted. I wish I could say, oh yeah, we had this big grand plan for Bloom. No, not really. We just were like, I don’t really feel like there’s any supplements that I like. I’d come home with all these supplements that were definitely marketed to men. There was a lot of caffeine in them, a lot of weird stuff going on. I just didn’t feel like anything was for me. I was like, I want to make pre-workout that I want to take. That was really how Bloom started.
It was helpful that we’d had this prior business experience and that we’d gotten, neither of us had any money, we’d just graduated college. We were generating money through the PDFs, through the bands. That is now the Strength app. Mari Fitness ultimately became the Strength app. Everything is much more evolved now. The platform is easier to use, there’s videos. Bloom sampling began in 2018. To start a supplement company, it does take a lot of money. I definitely don’t think we would’ve been able to had we not done Mari Fitness.
Mindy:
Going back to this picture that you posted on social media. I’ve seen some variation of this picture where you had your before I lost weight and my after I lost weight picture right next to each other. Why do you think people identified so much with your specific story and why do you think they were so hungry for the information that you were sharing versus somebody else’s share?
Mari:
Great question. Part of me is like, I don’t know. I’m not sure why people respond so well to that. People love before and afters, like a skin before and after or a weight loss before and after always gets a lot of attention. I’m not sure what about the photo it was. In terms of what I was sharing, I always had this very transparent approach to fitness. I feel like back then, a lot of it was very airbrushed. A lot of the people sharing had been fit for a long time. They didn’t have the same story I had. I feel like people liked the fact that I’d been in the same place that they were in.
I think when you’ve been there and things have been really dark for you and you’ve had to push through really hard times, you want to feel understood and seen. I feel like me sharing every piece of my journey, the ups, the downs. When I started sharing, I wasn’t necessarily ripped or lean. I’d lost weight, but I wasn’t anywhere near where I am now or where I have been. I was coming from this imperfect place, still on my journey, still struggling, still giving advice. I think people really resonated with the relatability of it, if that’s my guess.
Kailyn:
I think that’s 100% why it went viral. I felt like when your before and after photo came out, it was just shared everywhere. It was just such wildfire that caught. I remember looking at my search page and I kept going, there’s that blonde girl again who did a really great job on a fitness journey. Then that blonde girl turned into, there’s Mari, and she’s posting really great content. What I liked about it is that it really felt like anyone could do it. I think that, that was the catalyst of to why you had such exponential growth after posting that photo. Mari, I’d like to shift a little bit and really dig into the business side of Bloom. How did you and Greg go about delegating roles early on in the business?
Mari:
Such a good question. I feel like that has taken years to figure out. At the beginning, we were just doing it all. We definitely fell into roles based on skillset. I definitely was always more front facing. I liked sharing the story. I loved connecting with the community. I felt like I could speak well and understand what people wanted to hear or what I wanted to share. Then I also loved the label creation, the marketing design. I would always work with graphic designers and give them my vision or the way I wanted the website to look. Greg always fell more into, how much inventory do we need? How much is this going to cost? All the stuff he does, managing people, that was more his skillset as well. At the beginning, it was very much like, customer service was the biggest undertaking. We would be on the computer all day responding to people. We ended up splitting that half-and-half because it was so insane.
It is interesting looking back, trying to wrap my head around how we did it all. I don’t think we left the house for two years, to be honest. Then starting to hire as soon as we could. The first person we got was a head of customer service who’s still with us today, like four years later. She’s amazing. As the business has evolved, it’s gotten very clear who does what. Greg is the CEO of Bloom, he manages the whole team. He’s also really strong with marketing, so he’s basically our CMO as well. I was essentially our chief of brand up until recently. We’ve now hired a head of brand who’s amazing. I’m still in every creative meeting. I talk about retail displays, influencer collabs. Things have definitely changed a lot over the years, but I still remain in a pretty creative branding role, whereas Greg is still doing what he loves. For a while at the beginning, you just need to do everything.
Kailyn:
Absolutely. I think that, that is the key to being an entrepreneur and a founder. I think I read somewhere Mari that you and Greg didn’t really take a salary and you just put every penny back into the business when you were getting it going.
Mari:
We were not taking a salary at the beginning. Ever since we did the PDF guides, our mindset was we’re going to put everything back in. That was really Greg. I have to give Greg credit for that because I didn’t really understand how much money was needed. One thing Greg was really good at, at the beginning of Bloom was, okay, we’re not going to take a salary. We’re going to put this all back in and generate as much marketing as we can because we just need to get this in front of as many people as we can. We have actually been more profitable. We’ve been profitable from the beginning, I’m pretty sure, which is interesting because not many people can say that as a startup.
I think we had a unique start because we already had a very strong base of customers who had been buying from us already. When the products came out, there was this initial surge of interest and the product sold out right away upon the first launch, and it just kept getting bigger and bigger. There was a period of time where we were really figuring out, what do they want next? That’s where the Greens came in right before COVID, we did pre-workout, we did protein, we did EAAs. We’re a bit more like of a gym-focused brand, and the Greens were what really took off. We are 100% self-owned. Greg and I are the only owners of Bloom. We’re self-funded from the beginning.
Kailyn:
You’ve never taken on an investor like venture capital or anything?
Mari:
No.
Kailyn:
That’s amazing. I just want to make a note for our audience, that’s pretty rare, a company this big to have two owners that own 100% of their business.
Mari:
Thank you. I really appreciate that. It has been great because we’ve been able to move and pivot as quickly as we need to and keep the brand what we want to keep it. I mean, it has such a strong story behind it and such a strong community. It has been a wonderful journey. Definitely, a lot of pressure. That is the con of being 100% self-funded because all of our money was in Bloom. Anytime something went wrong, it was like panic mode at the beginning.
Mindy:
A moment ago, you said that you weren’t taking any salary, you were just plowing everything back into the business. Where were you generating income to live off of? Did you have outside jobs or what were you doing?
Mari:
We were still using the capital from the fitness guides. I still had a very profitable workout app business at that point. Anything we were making from the workout guides we were using for our personal needs, because that had pretty much no overhead. The guides just exited online and people were buying them and it was still a very profitable business. Then eventually, that became the app, which is also very helpful to have another business or a side business, which is why I love PDF guides, I love apps. It was still something I was really passionate about, showing my workouts every day, building more guides. That’s what we use for our personal life, but also, in a way to fund the creation of Bloom.
Mindy:
Do you still keep those two companies separate?
Mari:
Yes, we do.
Kailyn:
Mari, now that we’ve gotten into the nitty-gritty of the business side of how you funded it, I want to get into the development side, which I think is something when we talk to founders that we don’t get to really dive into enough. What was it like working with food sciences to develop your Greens powder, which is that micronutrient dense powder that has gone pretty viral, hitting Target and Walmart and so on?
Mari:
I don’t want to say easy, but to come up with products back then was easy because it was exactly what I wanted. I struggled getting in enough veggies every day. I’m like a meat gal. I’m definitely a carnivore in that way. I wanted to be getting in all my nutrients and I wanted an all-in-one supplement, one scoop that had everything I needed in there. All the nutrients, all the goodies, helped with gut health. I’ve always been obsessed with gut health. I think it affects absolutely everything. I feel like I’ve always struggled with my skin. I’ve always had various things, and it all has to do with the gut. I wanted it to be very gut-friendly, but also taste really good. Any other greens products I’d ever tried tasted like grass, garbage, whatever you want to call it. When we started sampling, we had a great manufacturer in New York.
Greg and I lived in New York, and we wanted a local manufacturer that we could go and visit. We would go, we’d have our white coats on, our white hats on and try different things. I’ve always been really obsessed with nutrition and ingredients. I had a really good idea of what I wanted in there and what I didn’t want in there. The scientists at the manufacturer were able to help me create a formula that I loved. It was the taste that was really challenging. I wanted it to taste really good, but I didn’t want to have any sugar or any weird ingredients in there. That’s what took a lot of sampling. I remember we landed on the one that I felt like tasted amazing. I took it to a vacation, Greg and I went on and I was kind of trying it out, posting my experience, and it ended up being the trip I got engaged to Greg.
We were eating a lot, drinking a lot, and I was having these greens, and I really felt so much better than I normally would because I don’t normally drink that much. I felt like my hangover was better. I felt like my bloat was better. I remember being like, this product is awesome. I feel like everyone can relate to this. As I was posting, that’s what’s so cool about social media, you really get that live feedback constantly. People were freaking out over the greens and they wanted to try it. That’s how we knew we hit a home run once we launched it. This is where the self-funded part comes in, but we had a hard time keeping enough in stock because we obviously, it’s very expensive to buy all of this product. Let’s say we had 5,000 units sold out. Now we need 10,000 units. We basically couldn’t afford to keep it in stock long enough. People got really upset with us that it was constantly sold out.
Kailyn:
I know that there were growing pains for being self-funded of selling out, but I think this was actually a masterclass in marketing because you guys framed it as, this is so viral, it keeps selling out. I think that actually helped generate the buzz around the greens and made it continue to sell out in the future.
Mari:
In hindsight, it created a lot of hype around the product because everyone was like, why does this thing keep selling out? What’s so great about it? That did help.
Mindy:
Bloom was originally tied to your personal brand. Was there a point when you realized that you couldn’t always be the face of the brand? I think this is an issue that a lot of creators start off with and then maybe have to realize it’s not sustainable for Mari to do everything.
Mari:
Such a good question. I was very much the face of the brand. It was almost like Bloom was just Mari’s supplement company, which is so crazy because now, a majority of people buying Bloom have no idea who I am, which is great. That was always the goal. We realized, I think a couple of years in where it was like, we don’t want it to be reliant on me posting in order to make a sale. That was how it was at the beginning. It was like, if we wanted to boost sales, I had to post. I had to get on Instagram and talk about it. It was very effective. I mean, we used to have crazy days of revenue back then. Now, we have much more consistent daily revenue. Back then, it was these massive spikes when we would do sales or restocks or whatever it may be, and I was the one filming the Shopify, showing the dots popping up everywhere.
It was very much coming from me. I never want Bloom, obviously, it started with my story, but I want Bloom to be for everyone. Our whole thing is being accessible, friendly, fun, approachable. There’s so many women now who represent Bloom, whether it’s a mom with a bunch of kids and wants to stay healthy, or a nurse who’s working through the night. I love this idea that we can lift up other female creators with their own version of my story, basically. Everyone has their own story. I feel like the relatability factor of Bloom only shines when it’s represented by a lot of different people and not just me. It definitely was an intentional shift. We didn’t call it Mari’s Supplement company for a reason. I pop up every now and again in the marketing, and I still love to go tell the story of Bloom and represent Bloom. I wouldn’t say anymore that I’m the only face, which is kind of crazy.
Kailyn:
Mari, I think the question on everybody’s mind now is how big is Bloom today? How many people are you managing? How are you expanding? What’s going on with you guys today?
Mari:
We have about, I want to say we have like 55 employees in office and potentially 15 more out there in the world remote. A lot of team members. We work with a lot of different people. It’s getting big. We’re in Target now. We’re in Walmart. We’re exploring other retailers at the moment. The brand has grown into its own ecosystem, I guess you could say, which is wild and really, really exciting.
Kailyn:
How does that feel emotionally for you as an entrepreneur seeing this business continue to expand?
Mari:
That’s an interesting question. I’ve been through different stages with it for a while. I’d say about two years ago, I had a little bit of a grieving period when I had to let go control. I was like, this business is my child. That’s genuinely how I felt. I had a hard time handing it off to other people, and it was really tough. I was really, really sad for a while. Now, I’m at the point where I get so much joy seeing young women. Most of our employees are under the age of 30. I mean, so many of them have stepped into their careers. They’re managing teams. One example, we had an influencer management intern come in. She was 23 years old when she arrived, and now she’s the head of the entire program. She’s 15 people under her.
We are known for our influencer program, thanks to her. It’s been incredible to watch other people step into themselves and also, just see how amazing Bloom can be. I feel like I’m doing exactly what I am supposed to be doing. The podcast, I have a podcast now called Pursuit of Wellness. It has been an extension of me and my brand, but also, Bloom. Getting to sit down with experts, expand my knowledge, have great conversations, get the story out there, and also, be there to support the Bloom team when they need. I feel like I’m doing exactly what I’m supposed to be doing. It’s pretty amazing.
Mindy:
What advice would you give other young entrepreneurs who are trying to utilize social media to grow their own businesses?
Mari:
My number one piece of advice is to just start. I know that sounds simple, but so many people come to me and say they have this idea and they’ve been thinking about starting a YouTube channel, and maybe they’ll post this, maybe they’ll post that. There’s never a perfect moment. You don’t have to wait for permission, just put the post up, even if it’s not perfect. I look back now on our first labels and I’m like, oh, wow. I’m shocked anyone bought that, frankly, because they were not good. I’m so happy that we took that leap and did it anyway, because it’s never going to be exactly what you want it to be right off the bat. It’s better to just get it done, start posting, start sharing, and give yourself permission. You are just as qualified as anyone else. You don’t need to have a business degree to start a business, in my opinion. You just need to be passionate and believe in your mission, so just start.
Mindy:
Perfection is the enemy of progress.
Mari:
I agree with that 100%. I feel like too many people spend time just waiting for something, for someone to tell them that they can do it.
Kailyn:
All right, Marie, before we get out of here, you actually do something really fun on your podcast where you do a rapid-fire question segment with your guests. We know we’re a business and finance podcast for the most part, but we thought it’d be really fun for our audience to have some rapid-fire health questions that you could answer for us for those who are interested in that side of things and want to get going on a health journey.
Mari:
Let’s go.
Kailyn:
Okay, Marie, the first question I have for you is, what is the best exercise to start a fitness journey with?
Mari:
I mean, there isn’t one exercise. I’d say pick up some weights.
Kailyn:
What is your favorite healthy food?
Mari:
Steak.
Mindy:
Your favorite supplement besides the ones you make at Bloom?
Mari:
That’s hard. Obviously, it’s going to be greens. Other than that, magnesium.
Kailyn:
Cold plunge, yay, or nay?
Mari:
Big yay for me. Life-changing.
Mindy:
I will let you do all the cold plunges for me. Come visit, I’ve got a pool in my backyard.
Kailyn:
The last one we have for you is what is the best advice you’ve received that’s helped you on your fitness journey?
Mari:
I think consistency is key. It’s less about having a perfect day and more about just showing up.
Mindy:
I love that.
Kailyn:
All right, Marie, well, thank you so much for your time today. We’re so grateful to have had you on the show. If our audience wants to learn a little bit more about you or your app or Bloom Nutrition, what’s the best place to do that?
Mari:
Thank you, guys, so much for having me. Great conversation. They can find me on Instagram at Marie Llewellyn, M-A-R-I, L-L-E-W-E-L-L-Y-N. They can listen to the podcast at the Pursuit of Wellness on Spotify, Apple, wherever they listen to podcasts. They can check out Bloom at www.bloomnu.com. We also sell on Amazon, and the Strength app is just the strengthapp.com, strengthappbymari.com. I think that’s it.
Mindy:
Bloomnu is bloom N-U dot com?
Mari:
Yes. Thanks for pointing that out.
Mindy:
Awesome. Marie, this was a delightful conversation. Thank you so much for your time today, and we will talk to you soon.
Mari:
Thank you, guys. Have a great day.
Mindy:
Thanks. You too. Bye-Bye. Holy cats. Kailyn, that was Mari Llewellyn and that was really flipping amazing. I love her story. I love how she is so honest. We didn’t have a plan. We were emailing these PDFs to everybody because that’s all we knew what to do. I love her honesty because really, when you start a business and you don’t really have a plan to start that business, it just happens. You do what you need to do to get it done. I love the way that she has figured it out as she goes along.
Kailyn:
I love that too. I think it just shows you that there’s no excuse. Nobody has a master plan. Nobody has a roadmap. You just have to put on your shoes and carve your own path and just try your darndest. I think the other big thing that really struck me about Mari is the fact that she owns 100% of Bloom Nutrition. What young founders can say that? That’s amazing.
Mindy:
That’s so great because she is in charge of everything. The direction, the success, the failures. Everything she’s doing. She can test it. This is working. Great, we can keep going. Or test it, oh, that didn’t work so well. Let’s pivot. She doesn’t have to answer to anybody except her partner.
Kailyn:
I think that one thing that really came across with Mari is how nimble she is within her business. That’s the power of the social media economy. You could instantly ask your consumers what they’re interested in. You can post something and instantly get a reaction and see if it’s good or bad or if you get interaction. I think that, that’s really the power of the digital age and what a lot of business owners are trying to capitalize on at this point in time. I’m so grateful we had her on the show. I think that it’s a really inspiring story for anyone and everyone and not just from a health and fitness side. Losing 90 pounds takes so much perseverance. Starting a multimillion-dollar business and having it launch in the middle of COVID and then become a US phenomenon, that’s incredible. I think that this was a great story for us to share.
Mindy:
I do too. I really appreciate her time today. Kailyn, should we get out of here?
Kailyn:
Let’s do it, Mindy.
Mindy:
That wraps up this episode of the BiggerPockets Money podcast. She is Kailyn Hope Bennett, and I am Mindy Jensen saying, see you son, we’ve got to run.
Speaker 4:
If you enjoyed today’s episode, please give us a five-star review on Spotify or Apple. If you’re looking for even more money content, feel free to visit our YouTube channel at youtube.com/biggerpocketsmoney.
Mindy:
BiggerPockets Money Was created by Mindy Jensen and Scott Trench. Produced by Kailyn Bennett. Editing by Exodus Media. Copywriting by Nate Weintraub. Lastly, a big thank you to the BiggerPockets team for making this show possible.
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