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Ashley Kehr:
This is Real Estate Rookie, episode 180. My name is Ashley Kehr, and I am here with my co-host Tony Robinson.<\/p>\n
Tony Robinson:
And welcome to the Real Estate Rookie podcast, where we focus on those investors at the beginning of their journey. Maybe you haven\u2019t done a deal. Maybe you\u2019ve done a deal or two, and you\u2019re looking to scale. Either way, this is the podcast for you. Ashley Kehr, my co-host, what\u2019s going on?<\/p>\n
Ashley Kehr:
Not much. I have my little assistant, Remington James, here next to me. If you\u2019re watching on YouTube, you can see a little bit of his cute little face, but he\u2019s patiently waiting until it\u2019s time to go to the movies tonight to see Sonic 2.<\/p>\n
Tony Robinson:
Oh, okay. I love that. Sonic 2, I haven\u2019t seen that. No. Is that with Jim Carrey is it? Isn\u2019t he in Sonic?<\/p>\n
Ashley Kehr:
He\u2019s in it. Yeah, he\u2019s in the first one so he\u2019s probably in the second one. Yeah.<\/p>\n
Tony Robinson:
Oh, okay. All right. Cool. Cool. I love that. Well, yeah. What else is going on, Ash? What you got? What\u2019s going on in the business? What\u2019s new?<\/p>\n
Ashley Kehr:
Yeah, I don\u2019t know.<\/p>\n
Tony Robinson:
How\u2019s the MCL? How\u2019s the ACL?<\/p>\n
Ashley Kehr:
It\u2019s doing good. I got it straightened out right now. Trying to get it straighter over time. Been going to physical therapy a lot. My physical therapist has become my best friend, is the only person I see every day. But yeah, it\u2019s going slow, but going good. I have one more week left on crutches and then I can at least ditch the crutches and go on, just have my brace on. And I\u2019ll have that on for about another four weeks.<\/p>\n
Tony Robinson:
All right. Well, there you go. Progress.<\/p>\n
Ashley Kehr:
Yeah. Yeah, yeah. And what about you? Are you doing well after getting over your competition? Are you splurging?<\/p>\n
Tony Robinson:
I am. I\u2019ve been-<\/p>\n
Ashley Kehr:
What\u2019s your diet look like these days?<\/p>\n
Tony Robinson:
My diet has literally been everything though, actually. I\u2019m eating pizza, cereal. I\u2019m rebounding real hard and heavy, but we got another show planned for August. I got a couple weeks off and I\u2019ll start ramping up for that next show. If you guys want to follow along on that journey, be sure to follow me on Instagram, @tonyjrobinson. And if you want to follow Ashley along on her recovery, she\u2019s @wealthfromrentals on Instagram as well.
But speaking of Instagram, today\u2019s question actually comes from our DMs. If you guys want to get your question featured on the show, you can get active in the Real Estate Rookie Facebook group, get active in the BiggerPockets forums, or you can slide into the DMs. Maybe Ash and I will pick your question.
Today\u2019s question comes from Rodney Hill. And Rodney\u2019s question is, \u201cThere is one question that stumps me. People say you can do your first deal with no money down. Yet others say you need 20% down payment. I live in Tampa and a 20% down payment is between 30 to $60,000. But an investor gave me advice. Said just get $25,000 saved up and then I should be able to do my first deal. I don\u2019t know if that makes sense or if it\u2019s gibberish, but my question is, should I save 25 to 60K for a down payment on my first rental? Or is there a way I can get into a rental with less than 25% down?\u201d What are your thoughts, Ash?<\/p>\n
Ashley Kehr:
Well, I think this is a great question for you just talking about the vacation loan. If he wants to do long distance investing. Or what is the rule on that, 10? Or not 10, two hours away from your primary?<\/p>\n
Tony Robinson:
Yeah, typically-<\/p>\n
Ashley Kehr:
I think go into that first, because I think that\u2019s the first thing that pops into my head is that vacation loan mortgage and you know that better than I do.<\/p>\n
Tony Robinson:
Yeah, totally. It\u2019s yeah, the second home or vacation home mortgage, it\u2019s a 10% down payment. There are some restrictions. You have to be, or the property that you\u2019re buying, the second home has to be, I think typically 60 ish miles at least away from your primary residence. You cannot have more than one in the same geographic area. If you buy one in Tampa, you can\u2019t buy your second one in Tampa.
And then you have to use the property for personal use typically for at least 14 days out of the year. As long as you\u2019re able to check those boxes, you\u2019re able to then rent that property out on sites like Airbnb and Vrbo when you\u2019re not using it.
Now, interest rates on those loans used to be almost in lockstep with primary residences. Now, we\u2019re seeing them to be about a point higher. There\u2019s been some changes in how the government is regulating those. But we\u2019ve scaled a lot of our portfolio using the 10% down second home loans in different markets.<\/p>\n
Ashley Kehr:
Yeah. The second thing that would come to mind for this is seller financing. Talking with a seller where you don\u2019t have to put down a huge down payment and you can put down a smaller down payment. And it\u2019s not like they need to keep that mortgage for you or hold that mortgage for you for 30 years. You can make a balloon payment or make it callable in a year, a couple years. Enough time that you can add some value to the property and then go to a bank and refinance all of your money out, just doing the BRRRR strategy. But instead of bringing your own cash or money from a personal line of credit, you\u2019re having the seller hold the mortgage for you.
A couple ways to actually approach that with a seller is to say to them, \u201cI know, have you talked to your CPA or accountant at all about seller financing and often they will say, \u201cNo, I haven\u2019t.\u201d And you can say, \u201cOh, okay. I just didn\u2019t know because of all the tax advantages. If you wanted to maybe talk to them, I\u2019d be interested in doing that too.\u201d
And that usually at least gets the wheels turning on the seller to have that conversation with their CPA because their CPA is going to be your best friend, because they are going to say, \u201cYes, it is an advantage. Because instead of taking this lump sum of $200,000 in one tax year, the amount of money you\u2019re taxed on is going to be spread out over those payments that you\u2019re getting over three years or however long they\u2019re going to hold the seller financing.\u201d
If you look at the income tax brackets, as you increase your income each year, you\u2019re taxed at a higher rate. If you\u2019re taxed, if they\u2019re only getting 50,000 of that in the first year, they may only be taxed 15%. If they get that whole 200,000, then maybe they\u2019re going to be taxed, I don\u2019t know. I don\u2019t even know what the tax brackets are right now. 35% or whatever.
I\u2019m winging it. I actually was on a call the other day. I had someone look it up while I was talking about the same thing, but so you have their account or CPA sit down with them and talk to them about the tax advantages of doing seller financing. I think that\u2019s a second great option too.<\/p>\n
Tony Robinson:
Yeah. I think a third option, I mean, there\u2019s so many options. And I think that\u2019s the beauty of real estate, but a third option is find a partner that does have the capital. And I know the initial rebuttal to find a partner is, \u201cWell, I don\u2019t know anybody.\u201d
And luckily for you, it costs nothing to go out and meet people. Rodney, if you go to your local real estate meetup, if you get active on the BiggerPockets forums, if you get active in the BiggerPockets Real Estate Rookie Facebook group, and you start networking with people and saying, \u201cHey, here are the kind of deals that I\u2019m looking for.\u201d And you start finding out if there is anyone that would be interested in those deals, but they don\u2019t have the time, desire and ability to manage that property. Or maybe if it\u2019s a rehab, to manage the rehab. Identify what value you can bring to that person and then maybe there\u2019s a way that you guys can work together.
We have interviewed guest after guest, after guest that has done something similar where there\u2019s someone that has the capital, but they don\u2019t have the time, desire and ability to find the deal, manage the rehab, manage the tenants, do all the things that come along with actually turning that property into a solid investment. Build your network, find good deals and see if you can provide value in that way.<\/p>\n
Ashley Kehr:
I think that\u2019s how you\u2019ve built a lot of your business is taking advantage of that, where you are the experience. You can manage the properties, you can get the properties, you know everything. And then your partners are the ones that are coming with the money and leaning on you for all of those qualities, all those traits, all that whole skillset.
And for my first property, and even for the first several properties, I took on a money partner. And that was how I got started was just partnering with someone. And we actually did an LLC together where we were partners. And I think that scares a lot of people, is like, \u201cOh, I don\u2019t want to be tied into a business with someone.\u201d
But Tony, you structure your partnerships with a joint venture agreement where there\u2019s a lot less liability. I think that\u2019s another option too, to look at is you\u2019re not having to open a bank account with this person. And you\u2019re not having to file a tax return together, all these different things. You can do the joint venture agreement, which keeps you a lot more separate. And you don\u2019t have that, you\u2019re not tied together so much, especially when it\u2019s your first deal you\u2019re doing together.<\/p>\n
Tony Robinson:
Yeah. Rodney, there are so many ways that you can go about getting that first investment without having to come up with the capital yourself. Hopefully, some of the things that Ash and I pointed out today is some actionable advice for you and for all the other rookies that are listening. But start taking action, man. Build that network, start networking and seeing who you can find that might be able to help you and you be able to help them.<\/p>\n
Ashley Kehr:
Well, thank you guys so much for listening. Don\u2019t forget to leave us a review on your favorite podcast platform. I\u2019m Ashley @wealthfromrentals, and he is Tony, @tonyjrobinson. And we\u2019ll see you guys next time.<\/p>\n
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