Commercial Real Estate: The Importance of Population Trends

While commercial real estate can be an excellent investment, it?s all but impossible to succeed in this competitive environment without some sort of game plan. The most successful professional real estate investors are those who are able to look at a given area and accurately predict which parts of a given city are likely to experience the most growth in relation to other areas in or near that city. Those who are able to gauge such trends can enjoy enormous advantages in the real estate investment marketplace.

One of the major advantages of this approach is the investor?s ability to often purchase properties at significant discounts to their future, improved market values. One example of this in urban areas is where some neighborhoods go into decline over a period of years. Property values decline, but local populations remain high. Should the city council decide to ?re-zone? or offer incentives to developers to rehabilitate the neighborhood, savvy investors have an opportunity to come in while real estate prices are still ?low.? Thus, they can enjoy excellent profits once those blighted neighborhoods begin to turn around.

One of the methods used by these professional real estate investors is a thorough analysis of current and future population trends. Tracking the trends in population growth and population movement can provide an accurate predication of which neighborhoods are likely to succeed and which ones are doomed to at least short term failure.

Over the past several years it has been those markets with the strongest and fastest population growth that have been the hottest markets in the country. This trend has held true both in residential and in commercial real estate, and those investors who took advantage of this fact were able to realize excellent profits through the buying and selling of residential and commercial properties.

It is easy to see how population movement and population growth impact the housing market, since a higher population density increases the demand for local real estate. In turn companies looking to open new facilities or new branches often look to areas with high population growth, causing a spike in commercial real estate prices as well.

The movement of population from one area of the country to another can also be an accurate predictor of when it is time to sell. The nature of the neighborhoods in which investors own property can sometimes be difficult to determine, especially from a distance. So, tracking population trends can be a big help to business owners and owners of commercial real estate around the country.

Whether you are planning to buy commercial property, sell commercial property, or do a little bit of both, paying attention to the growth and movement of the local population can be a huge help. Real estate investors need to be cognizant of the trends which could effect their investments and population growth is one of the most important to track.

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It is important to note that you should not depend on an appraisal to help you determine if the home is in satisfactory condition; this is a job for a home inspector.

Commercial Real Estate Syndication: Controlling the Property

We?ve been discussing the process of assembling groups of investors for the purpose of acquiring income producing commercial real estate. As we move to getting the property into escrow so that you can verify its suitability for investment, we need to look at keeping control of the property for sufficient time to complete your investigation.

Your goal is to control the property without risking any of your money. The Seller?s goal is to extract as much money as possible from you as quickly as possible to tie you to his property. So how do you structure your purchase contract to maximize your time while minimizing your exposure? Using well structured contingencies is the answer.

As the Syndicator of group investment, you need to perform a Due Diligence investigation of the property. This is essentially a verification of the statements made by the Seller as to the condition of the property, the status of the leases, the history of income and expenses, the state of title, the existence of natural and man-made hazards, and anything else that can affect the value of the property. It is acceptable to make your purchase (and your deposit) subject to your approval of all of these conditions. Stating these conditions in your purchase contract turns them into contingencies, since your completing the purchase is contingent upon accepting the all of this information as stated by the Seller.

There are two ?special? contingencies you?ll want in your purchase offer when you are creating a group investment. The first one is that you can cancel the transaction if you cannot fully subscribe your investment group in a specific period of time. Basically, if you fail to raise the money in time, the transaction is canceled and you get your deposit back.

The second is to allow you to vest the property in another name. This might be something as simple as ?John Doe or assignee? in the Purchaser section of a standard real estate contract. This is very important to your ?survival? as the Syndicator. It is this ability to assign your purchase rights under the contract to the LLC that gives you an opportunity for ownership in the group investment.

As a practical matter though, Sellers can get uncomfortable with lots of contingencies that have long removal periods and may wait for a faster buyer. An acceptable alternative is the use of an Option to Purchase. The Option gives the option holder (you) an irrevocable right to purchase the property in the time period specified in the option. Options also tend to be less ?expensive? that escrow deposits since no one is getting tied up in purchase contract. The downside for you is that your option payment is non-refundable. If you don?t purchase the property, your option payment (called ?option money?) is gone.

Options can range from a week to a year, although most fall into a 3 to 6 month period. It is also possible to pay a small amount of money for a shorter period, say a month, in what is often termed a ?free look.? Why it?s called a ?free? look when you?re paying a few hundred dollars for it is one of those time-honored industry oxymoron?s, but it probably relates to the relatively small amount of money for the short term option compared to the longer term ones.

Realistically, you would want to structure your option to have an extension period if you discover you want the property. Of course, you?d need to pay more money with each extension. Even when using an option, you?ll still want to have your contingencies in place when you submit the purchase contract. The difference is that you?ll have less time in which to approve of them.

So now you have the two methods in which you can control a potential investment property for sufficient time to complete your investigation and raise the money with which to purchase it. Good hunting!

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Commercial Real Estate Loans For Your Dream Property

Do you need money to buy real estate for commercial purpose? If yes, then just avail commercial real estate loan. Commercial real estate loan assists you to overcome financial hurdles. They allow you to procure large sum of money, which can be used to buy your desired real estate.

Majority of the banks, financial institutions and building societies provide commercial real estate loan. They are secured against the real estate (which is to be purchased). The borrower also has an option to avail commercial real estate loan from an online lender. It has been proved that online lenders can be a better option for the borrowers as it is fast and they can compare numerous commercial real estate loans quotes.

Commercial real estate loans carry competitive rate of interest. The lender determines the rate of interest on the basis of the repaying ability of the borrower. It is seen that more the lender gets satisfied with the repaying ability; better are the rates being offered by him. The lender offers two type of interest rate that is fixed rate of interest and floating rate of interest. And, the borrower can choose any of the type as per his ability and requirements.

Commercial real estate loans are also available to bad credit scorers. So, by means of making timely repayments, the borrower can improve his credit scores.

While availing commercial real estate loans, the borrower is needed to consider following points which are as follows:

? Thorough research must be conducted.

? The lender must be reputed and authorized.

? Repaying ability must be considered before borrowing funds.

? Terms and conditions must be thoroughly reviewed.

? Small prints of the loan deal must be taken into account.

? The borrower must try to make timely repayments of loan.

? One should be aware of the economic condition to get the right value of their equity on real estate.

In order to wrap up, it would be right to say that commercial real estate loans simplify the task of arranging large sum of money for your real estate.

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Where Should You Consider Investing In Commercial Real Estate?

After identifying which type of commercial property you should invest in, you probably wonder where you should consider investing. To answer this question you need to ask yourself what your investment objectives are. They could be to:

• Maximize leverage: you want to be able to borrow as much money as possible. If this is the case then most if not all properties in California will not meet your objective. Properties in California often offer 4 to 6 percents cap rate. This would require 40-65% down payment. So to maximize leverage you will need to invest outside of California where the cap rates are in the 7-9% ranges.

• Receive strong positive cash flow: most if not all of commercial properties that offer high cash flow are outside of California. These properties in turn allow you to maximize leverage, i.e. borrow up to 75% of the purchase price.

• Realize strong appreciation potential: if you invest in a right property at a good location (refer to the article ?What location Means in Commercial Real Estate?) and right time, the biggest return often comes from appreciation. It?s hard to predict the potential for appreciation for a certain area. The fact the area has strong or weak appreciation in the past does not necessarily mean it will have similar appreciation in the future. However, if you choose to invest in a newer NNN-leased property on a main road in a growing or stable area with strict zoning, i.e. limited supplies of properties then your property has a better chance to appreciate in value.

To achieve your investment objectives there is a very good chance you will invest outside of California. If so, you want to choose properties in

• More well-known metro areas that most people have an idea where these cities are.

• Growing cities.

These 2 factors will ensure your commercial property is in high demand so it?s easy to sell later and has low vacancy rate. You definitely don?t want to invest in a tiny little city located in a middle of nowhere or declining areas where it is easy to buy but hard to sell.

This article is not intended to list all the areas in the country where you should consider investing. Rather it is meant to high light a few major metro areas that you should consider; However if you have ruled out or have not considered these two metro areas, you probably don?t know what you are missing!

1. Atlanta Metro Area, GA: This is a clean and modern area which has taken off since the Summer Olympics in 1996. Atlanta metro is one of the fastest growing markets in the country where the cost of doing business is 97% of the national market. It has well-developed transportation network. The Hartfield-Jackson Atlanta airport is the world busiest airport. It?s not an accident that UPS chose Atlanta as the main sorting center for all of its domestic next day air packages. All of UPS air packages have to be flown here for sorting before flying to their final destinations. The Atlanta Hartfield-Jackson airport is rarely shut down due to bad weather so UPS planes can fly in and depart day or night 365 days a year. Atlanta has been able to attract various companies due to well-developed infrastructure and low business costs: Home Depot, Coca Cola, CNN, Delta Airlines, UPS, Walmart, Bell South, AT&T, IBM, and Kroger. This is the place where Center of Disease Control (CDC) and the world largest Georgia Aquarium are located. The median cost of a home is around $180K in Atlanta compared to about $770K in Santa Clara. As a result, the population in this area has experienced tremendous growth. The North East suburbs, e.g. Duluth, Lawrenceville are more prosperous where population has increased 20-30% from 2000 to 2005. The current cap rate for Atlanta metro is around 7-8.5% which offers high cash flow and maximizes leverage while offers strong potential for appreciation. The leases in this area are also very favorable to landlord: NNN leases with tenants also paying for property management fees.

2. Dallas/Fort Worth Metropolitan Area, TX: this is the fourth largest metro and one of the fastest growing markets in the US. It is home of 19 Fortune 500 companies: Southwest Airlines, Texas instruments, EDS, JCPenney, Kimberly Clark, ExxonMobil to name a few. The area offers an excellent transportation network, affordable housing (median cost of a home is around $150K range), and unparalleled lifestyle at reasonable cost (Cost of Living Index is 89 compared with about 170 for San Francisco which means earning 89 cents there is equivalent to $1.70 in San Francisco). Dallas Fort Worth International Airport handled 57 million passengers in 2004 and ranked the world?s third busiest airport. The rise of telecommunications and hi-tech industry in 1990s led to unprecedented growth for this area. It is forecasted this region will add another 500,000 jobs by 2010. Dallas Northern suburb is a high income, fast growing and new area. This consists of small cities such as Coppell, Keller, Denton, Flower Mound, and Colleyville with very high median household income, e.g. $80-110K/year. This area has strict zoning so there are limited supplies of commercial properties available. Commercial properties available for sale in the Dallas metro are in general fairly new and good quality. The cap rate for this region is around 7-7.5% which is very decent compared to California.

It?s important to invest in the right property and the right area to meet your investment objectives. You should work with a company who specializes in commercial real estate who can advise you on where to invest. When investing outside California, you will need to hire a property manager to take care of the tenants and the property for you. In the coming issue, you will learn about issues you should know about property management.

Disclaimer: information in this article is deemed reliable but not guaranteed to be correct. There is no implied or expressed guarantee regarding results of your investment should you take the advice from this article.

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Commercial real estate boom in India

Commercial real estate sector is in boom in India. After liberalization of the economy, Indian real estate business took an
upturn in the last fifteen years. With the advent of multinational companies to India to set up base here, especially the IT sector
,the demand for land has risen up and with that the prices have also shot up. Research estimates that Indian Real Estate market is expected to grow from the current USD 14 billion to a USD 102 billion in the next 10 years. ..

The main growth thrust is coming due to favorable demographics, increasing purchasing power, existence of customer friendly
banks & housing finance companies, professionalism in real estate and favorable reforms initiated by the government to attract global investors.

In India, the commercial real estate requirement is led by the leaders of the IT industry, this includes the BPO and ITES sectors.

It is estimated that the demand for space by the IT/ITES sector alone is expected to be 150 million sq.ft by 2010. The demand for land in metro cities like Delhi, Mumbai and Chennai is huge and prices for the same have shot up to huge proportions. These cities are expanding in a huge manner to accommodate the ever demanding requirement for land. For example, Bangalore which is considered as the IT capital of India, is already short of land and is expanding to create something called as Greater Bangalore. This is to dedicate land to the IT and BT (Biotechnology) industries.

The increase in purchasing power has resulted in big retailing companies setting up base in India; as a result there is a mushrooming of retail centers across the country.

The industrial sector is experiencing a huge surge, resulting in increase demand for land. There is a shortage of land in bigger
cities, which has resulted in companies setting up bases in smaller cities. These cities are also called as Two-Tier cities.

Indian real estate is experiencing an overall growth in all sectors like IT, BT, Industies, Healthcare etc,apart from this , in urban
India, there is a shortage of space in the residential sector by approx 6.7 million housing units. The bigger cities are expanding
to accommodate the growing population and as a result there is a huge demand for land .

About the Author

Acquire information on Real Estate at http://www.propertyvertical.com

For information on Real Estate Property in Delhi, Gurgaon and surrounding areas Visit http://www.propertyvertical.com/delhi

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From Super Sunday to Super Tuesday - Life in the Chicago Real Estate Lounge

The Real Estate Lounge Chicago

From Super Sunday to Super Tuesday - Life in the Chicago Real Estate Lounge The Real Estate Lounge Chicago TV sets across the nation were tuned in to Sunday night Good real estate agents use their experience and expertise to fine-tune the price by taking into …

CT Commercial Real Estate

Eastern Connecticut leads the State in job growth and likely will continue for the next tens years. Economic growth in Eastern Connecticut is booming with major projects underway or proposed. Half way between Boston and New York and 30 minutes to Providence. Home to Foxwoods Resort and Mohegan Sun casinos, Eastern Connecticut is very similar to central Florida when Disney World opened.

Current Projects:

Utopia Studios: proposed $1.6 Billion movie studio, theme park and entertainment center. Expected to create 22,000 new jobs when the project begins in 2007. Once completed the Studio is expected to attract an additional 8 to 10 million visitors a year to the area.

North Stonington Studios: a $1 billion movie studio proposed by Frank Capra Jr., president of EUE/Screen Gems Studios in Wilmington, N.C., The project includes movie studios, an academy of arts and sciences, a high-end retail village with 20 to 30 shops and restaurants and a 200-room hotel on 488 acres near Interstate 95 in North Stonington.

Center of Excellence, Plainfield: proposed by Global Enterprise and Associates, the center, which will be housed in the old Plainfield High School on Route 12, will be home to three separate, but collaborative, businesses geared toward education, health care and entertainment.

Norwich Harbor Redevelopment: a $500 million 37-story twin condominium towers at the marina, an upscale theme park on Hollyhock Island, a retail plaza above Chelsea Harbor Drive and 100 high-end housing units where the Norwich Police Department now sits.

Wauregan Hotel Redevelopment: Downtown Norwich, preservation and adaptive re-use of historic 1855 Wauregan Hotel into 70 units of moderate income housing, 4,000 s.f. of /retail space, ballroom restoration, and 100-space parking garage. Completed by Becker & Becker of Fairfield, Connecticut.

Mohegan Sun: celebrating their ten years anniversary, Mohegan Sun continues to evolve. The Tribe has hired an architectural firm which is in the midst of developing a master plan for the casino resort. The Tribe also recently purchased a golf club and country club in Franklin.

Foxwoods Resort: $1 billion expansion will add 2 million square feet to the complex. The expansion, expected to be completed by 2008, will include a 825-room hotel, a new casino, a 5,000-seat concert theater, six nightclubs and restaurants, and a 21,000-square-foot luxury spa.

Storrs Center: a mixed-use town center and main street corridor at the crossroads of the town of Mansfield, and the University of Connecticut. Storrs Center Alliance, LLC, an affiliate of LeylandAlliance LLC, Tuxedo, New York, is the master developer. PROJECTED MIX includes
Market Rate Rental: 200-300 units, For Sale Residential: 400-500 units, Retail/Restaurant: 150,000-200,000 s.f., Commercial (office): 40,000-75,000 s.f., Civic and Community: 5,000-25,000 s.f.

Windham: retail expansion including Lowes, nearby Walmart, Home Depot, Sears and busy growing retail area. The downtown revitalization and growing arts district including the now open Arts School, Artspace, and Bridge of Flowers. Redevelopment of Nathan Hale and Hooker Hotel.

Killingly Commons: developer Ceruzzi Holdings, project for 470,000 sqft of retail space will serve the busy Route 395 corridor in Northeastern corner of the State. Leases have already been signed by Stop & Shop, Target, Lowes, Staples, Applebees, and McDonalds.

The State currently has generous tax incentives for developers and businesses in designated communities.

Enterprise Zone Program benefits can include: a 5-year, 80% abatement of local property taxes on all qualifying real and personal property that are new to the Grand List of the City/Town as a direct result of a business relocation, expansion or renovation project; and a 10-year, 25% or 50% credit on that portion of the Connecticut Corporate Business Tax that is directly attributable to this business relocation, expansion or renovation project as determined by the Connecticut Department of Revenue Services and as provided under section 12-217(e) of the Connecticut General Statutes.

Windham has been designated an Entertainment District, giving certain entertainment related types of businesses, as defined by statute, eligibility for full Enterprise Zone level benefits, if they complete an eligible project anywhere within the municipality. Within the Entertainment District any type of real property improvement is eligible for an enhanced property tax benefit.

Griswold , Killingly, Lisbon, Plainfield, Putnam, Sprague, Sterling and Thompson are towns of the Eastern Enterprise Corridor. Benefits for eligible projects in an Enterprise Corridor Zone are identical to those in an Enterprise Zone.

Investors continue to be active in the region, looking for
investment properties of all types. Especially in demand are net-leased properties with credit tenants, and residential income properties. The demand for warehouse and flex space continues to be strong with very little new supply coming into the market. Eastern Connecticut is expected to experience sustained growth for many years with a lot of activity in the commercial, industrial and retail real estate areas.

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A Roadmap for Commercial Real Estate Syndications, Part 2

HOW TO DO YOUR OWN SYNDICATIONS, Part 2

Last week I covered the first ten steps to creating your own investment groups for commercial real estate acquisitions. I was able to take the process right up to the acquisition of the property and I?ll cover the balance of the process here. The focus of these articles has been on acquiring existing real property rather than on development. Certain additional steps need to be taken in the case of new construction to avoid running afoul of state and federal securities laws.

Here are the remaining ten steps you need to take to make sure that you have a successful real estate investment syndication:

11. Each of the members of the LLC (as individuals) has to sign a Property Management Agreement that employs the Syndicator as the day to day manager of the commercial property investment. This is a key aspect of keeping the IRS happy with regard to protecting your future 1031 exchange privileges and for the proper tax treatment of the LLC as a whole.

12. When the LLC is completely funded, the Syndicator needs to complete the purchase of property. If necessary, the Syndicator signs loan documents for a new loan or the assumption of an existing one. Members with significant ownership percentages of the LLC will also have to sign on the loan.
13. The Syndicator then files the Articles of Organization (LLC-1) with the state in which the LLC is formed and any formal registration documents if the property is in a different state.

14. The Syndicator now assigns his right to purchase the property to the LLC in an amendment to escrow prior to the close. This right is what the Syndicator exchanges for his portion of ownership in the LLC. The property will now vest in the name of the LLC and the Syndicator gets his ownership percentage.

15. The down payment and closing costs for the transaction are funded into escrow from the LLC members? contributions.

16. Escrow closes and the LLC takes possession of the property.

17. The Syndicator now sends copies of the closing documents to all of the members of the LLC, along with any other organizational documents that may not already be in their possession.

18. The Syndicator now steps into the role of manager. He files a LLC-12 (Statement of Information) with the state within 90 days of the filing of the LLC-1. He?ll do this every 24 months until the LLC is canceled. The LLC-12 names the manager, the address of the LLC, and the Agent for Service of Process.

19. The Syndicator now operates the property on behalf of the LLC. He maintains it, prepares regular operating reports, and distributes earnings to the members according to the provisions of the Operating Agreement.

20. When it?s finally time to liquidate the property, the Syndicator will manage the sales process: Hires the broker or represents the LLC himself, negotiates the offers, and provides the disclosures and reports once the property is in escrow. At the close of escrow, he?ll also make final distributions to the members and wind down the operations of the LLC.

One of the things you may have picked up from this process is that there would be advantages to the Syndicator if he had a real estate license in the state in which he was making acquisitions. As you might expect, he?d be able to earn commissions on the purchase and sale of the property and would also have a great legal standing with regard to collecting fees for its management. What you might not realize is that he?d also be able to obtain Errors and Omissions insurance to protect him in the event something was overlooked in the obviously complicated investment process. While not a requirement, it is something to bear in mind if you intend to do a lot of these.

Hopefully, you have a clearer picture of the process of forming investment groups for commercial real estate. It isn?t easy, but it is straight forward and very lucrative to those who take the time to become good at it.

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Using The Internet to Find Profit-Ripe Commercial Real Estate Properties to Acquire

One of the things most commercial real estate investors and industry professionals are unaware of is how powerful the Internet is when trying to acquire profitable commercial real estate properties.

Effectively searching the Internet for viable commercial properties is an essential skill taught to professional Commercial Real Estate Property Scouts. (What’s a Property Scout? It’s one the Internet’s legitimate work at home jobs and professions. They are people who help investors acquire profitable properties that meet a specific profile.)

Many people don’t know this, but the Internet gives investors and professional Property Scouts access to literally millions of properties that are for sale in the United States and abroad.

The key is knowing specifically how to mine this information so that you are not looking for “a needle in a haystack”–rather, the search process becomes much more like “picking the low hanging” fruit.

So how does one find these properties using the Internet?

While some properties are promoted using dedicated webpages, most can be found in huge databases located on various websites. It’s knowing how to effectively tap into this treasure trove of commercial property data that yields the highest quality properties you’re after.

For instance, let’s say you are searching for a property to invest in.

Some professionals and investors (and even people who work other legitimate work at home jobs using the Internet) that understand these databases on a surface level know that you can search by state or city or for specific square footage.

That’s pretty obvious.

But unless you know the general demographic area intimately, there’s no way of knowing whether you have a hot, viable, promising property that ripe for profit-taking or not.

So you need a different way to look at the data you are being presented. But more importantly, you need to know your criteria for purchase AND how that criteria itself manifests itself in the listings.

For example,

Let’s says you are looking for a property ripe with profits. One of the tell-tale giveaways is the word “divorce”–it screams “Motivated Seller!”

By searching these databases and entering precise keywords like “divorce,” you stand a much stronger chance of finding the properties you want–ones that have immediate profit and equity potential. And that’s just one keyword out of literally dozens to find these profit-promising properties.

Since it is one of the Internet’s truly legitimate work at home jobs and professionals, Property Scouts are thoroughly trained is this extremely valuable skill.

It’s at the core of their training.

It’s not hard, but it does take some time and some practice to master. But it is one can give you the keys to the commercial real estate success bank vault.

About the Author

Tony Seruga, Yolanda Seruga, and Yolanda Bishop of Maverick Real Estate Investments, Inc. have announced a new division within their corporation. This division is revolutionary in the Commercial Real Estate industry. The opportunity is open for anyone who wants to work at home as a Property Scout. Personal training and guidance is provided to enable anyone to work from home in commercial real estate. Visit http://www.PropertyScoutCash.com

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Commercial Real Estate Michigan

Commercial real estate listings in Michigan area are
available for your review and purchase. You can
purchase a commercial site that is already
established, or you can purchase a commercial lot that
is just waiting for you to build, develop and bring in
the people to make the sales. The average family
income in Michigan during the year 1999 was about
$42,000. For the business, this means there is money
available in the family units to support various types
of industry, such as pools, spas, camping, and many
other types of hobbies and sports as well.

Commercial real estate listings are those that will
include retail centers, doctor’s offices, business
settings and similar retail situations. Commercial
listings are wide ranging, from the small lots, to the
huge office buildings where hundreds of employees
could be located. Commercial real estate in Michigan
is one that you should consider if you are thinking
about relocating your business, or if you are
contemplating starting a new business venture.
Mortgage rates are always changing, and for the prime
locations in Michigan you will find your real estate
investment is well worth the mortgage you will be
paying. If you have completed a business plan,
detailing your business ideas, your business traffic
needs, and the demographics of who your customer base
will be, you can find a real estate investment in
Michigan that will fit this requirement. Many
commercial real estate settings in Michigan will
service many functions in promoting your industry.

When you are looking for commercial real estate
listings in Michigan, there are many different ways to
go about it. You may have a pacific idea to where you
are looking for the commercial property. If you know
where you want to have your company that is a big
advantage because you will be able to narrow down your
search a little because of where you are looking.
Some of the listing areas are the Lakefront Real
Estate Michigan or Waterfront Real estate but there
are many more areas that you may be looking at for the
commercial real estate that you whish to have your
company at for business, some are considered prime
locations, while others are commercial settings thatdo not have the heavy traffic. One thing that you are
going to want to do is check out what area in Michigan
would be the best for your companies business and for
the consumers as well. If you need heavy traffic to
get the high numbers of customers, you should seek out
some of the prime locations, which can be a bit higher
in cost, but well worth the investment.

Once you have done some of the work on checking out of
the different locations, you will notice that there
are areas of the state that is going to be a great
location for your business of operation. Many
companies may choose to have their business location
near the lakes so that they have some easy access for
shipment and deliveries in many different ways beside
vehicle. If you are checking out the lakefront real
estate in Michigan, you may notice that you are going
to need to be ready to pay a little more for the
property because of its location but it could be a big
benefit in the long run when you think about the
different ways that you are going to be able to ship
and receive deliveries and even the possibility of how
many consumers that would be available if you are in
the business of sales because of the visitors that
could come to your shop some supplies or needs for
their vacation. That right there would be a great
advantage to acquiring some Michigan waterfront real
estate when you are going to start up a business of
sales that would be a benefit for the vacationers. If
you have, a product or service that would benefit the
many who love to vacation you should search commercial
real estate in the Waterfront Real Estate Michigan
listings.

Michigan waterfront real estate is a prime location
for many types of business, not only because of the
high number of tourist that come to this area, but
also because of the high number of traffic daily that
will see your business in this area. Grand Blanc
Michigan Real Estate is also a prime location for
commercial real estate, as this is an area that is
growing yearly, with new residential areas expanding
around the commercial area. About seventy percent of
the homes in Michigan are two and three bedroom homes,
housing families that are available to support the
commercial sales needs.

About the Author

Jennifer Hershey has more than twenty years of experience as a mortgage loan officer. Her site http://www.explainingmortgages.com - a real estate investing and mortgage resource devoted to making mortgage types and home loan programs easy to understand.

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76 percent of REALTORS are on Facebook, according to the 2009 REALTOR Technology Report. The survey offers a snapshot of REALTORS and the technology they are using. Another tidbit the top three tools respondents plan on purchasing or replacing…

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Benefit From Low Commercial Real Estate Loan Rates

Acquiring or buying a property for commercial purposes involves huge funds and hence borrowings play a key role in real estate business. Even if there is sufficient finance at hand to own a property usually one prefers to borrow as the surplus money can be used for other business purposes. Cost of a loan is what a borrower thinks all the time as it is crucial in deciding the fate of the loan seeker. And it is all the more important in commercial real estate matters. Commercial real estate rates therefore should be carefully studied before taking the loan.

Commercial real estate loan rate depend on some basic factors. First of all it should be made clear that commercial real estate loan rates are usually lower interest rate loans. The rate of interest depends on whether the loan is secured or unsecured. Any secured loan comes at lower rate of interest rate and unsecured one with bad credit history on the top of it comes at higher rates. In case of commercial real estate loan lenders keep the very commercial property the borrower intends to buy as collateral. With the loan fully secured lenders provide commercial real estate loan at lower interest rate.

Usually commercial real estate loan rates are lower in the range of 6-7 percent. This means buying any real estate is cheaper through commercial real estate loan. But lower interest rate also depends on lender to lender and credit history. In the competitive loan market each lender has own rate of interest. Compare them and further lowered interest rate can be achieved. Your credit history also determines the rate. A good credit history certainly gives more confidence to the lender and he can lower the rate of interest. Another way is to see how much you are borrowing in relation to the value of commercial property. If the borrowed amount is way lower than value of the property you can take a reduced interest rate. See if you can make a larger down payment so that borrowings remain smaller. Surely for taking commercial real estate loan at lower interest rate one needs to fulfill some high condition like good credit history.

In case you are not that highly qualified borrower, you have the option of ‘hard money’. There are lenders who are willing to accept risks in lending money to say bad credit people at high interest rate. Hard money loans for commercial real estate buying may range 12-16 percent based on risk factors.

A lot on interest rate front depends on how many commercial real estate loan providers have you studied and compared. These lenders can easily be approached on their websites. Compare individual interest rates and settle for the suitable lender. Apply online to him for fast processing and approval of the loan.

Commercial real estate loan rates are usually lower rates but a lot depends on how much eligible a borrower is. Good credit history and lesser borrowing as compared to the value of collateral certainly enable in taking a reduced interest rate.

About the Author

Tim Kelly is an expert in finance having completed his LLM in Finance from Institute for Law and Finance at Frankfurt University.To find commercial real estate loan, commercial real estate loans, commercial real estate loan rate, commercial real estate loan major in UK that best site’s you need visit http://www.commercialrealestateloan.co.uk

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Investing in Commercial Real Estate

You have been investing in residential properties for some time now and you feel like you can make the jump to investing in commercial real estate. This could be true, but keep in mind that investing in commercial real estate is far more risky and more expensive than investing in the residential real estate that you are used to. Because it is riskier, it normally can make you more profit. There are positives and negatives to investing in commercial real estate.

In general, the profit attained from commercial real estate can be traced back to the overall economy. As things look up in the business world, the value of commercial real estate tends to be on the rise. Commercial real estate has increased in volume approximately 20% over the last few years, making it easier for small investors to profit from this niche of the real estate market.

Of course, the value of all commercial real estate is not solely dependent on the overall economy of the country, it is more dependent on the economy of your region, town, or even neighborhood. If your property is located in an area that has seen little growth in recent years, you are not likely to make a decent profit.

During a recession, commercial foreclosures and vacancies tend to be more likely than residential foreclosures. In the case of a vacancy during a recession, the property owner may be forced to sell the property for less than the value in order to keep themselves afloat. These factors contribute to the risk of commercial real estate investment. However, during a boom in the economy, there are many people that want to try their hand at their own business or expand their current business, which opens the door for more tenants for commercial real estate.

One way to invest in commercial real estate without going out and purchasing a property is through something called a REIT (Real Estate Investment Trust). These are traded securities that allow the smaller investor to become a part of a large scale commercial project. Most REITs specialize in certain types of properties such as office buildings or hospitals, which add to their stability. There are several benefits to REITs ? they are traded like stocks, so you can buy and sell them as you wish; the share price will increase in value as the property value increases; shareholders, in many cases, get a share of the rents generated from the property.

REITs have become very popular in the last few years because they are generally a positive investment. REITs are required by law to distribute 90% of their profits as dividends. These dividends are paid to the share holders. REITs also hold some tax benefits that will save you money on April 15.

There are several methods of investing in commercial real estate, and we have just touched on a few. Like anything else, investing in commercial real estate is not for everyone, but with a little knowledge of the situation and good problem solving skills, this type of investment could be the boost that your finances need to get you where you want to be.

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How Escrows and Title Insurance Protect Your Assets in a Commercial Real Estate Deal

Risk- the one word that is directly related to the commercial real estate industry. With the element of ?buyer beware,? the fact that the purchaser is completely responsible for the facts of a property before agreeing to a contract. There are so many opportunities for something to go wrong; you must rely on commercial real estate professionals and companies to look out for your best interest and the interest of your investments.

When entering into a contract, and closing a deal, your assets and future profits are at stake, especially if any of the information you and your team has gathered is erroneous. With the use of escrow companies, lawyers and title insurance, your dealings can go smoothly and the property can follow through with the original strategy that you attend for the property.

Escrows are simply an arrangement where a third party holds the necessary documents, funds, or other properties to be transferred between two parties. The third party does not transfer anything until they are instructed to do so by each party and they have the necessary documentation stating that each party is in agreement with terms and everything is set for escrow to be closed- or the properties transferred from one party to the other.

In a commercial real estate transaction, the third party can hold documents from the buyer, the seller, and funds from the commercial lender. When the parties are in agreement, the escrow agents simply make sure that all items are distributed properly and into the correct hands. This saves the buyer, seller or lender from having to worry that one of the parties will not transfer the funds or other documents. Every party is protected because the proper forms are in the hands of the escrow agents with no personal investment in the deal. Every party can count on receiving the properties that were previously agreed upon in the contract.

If there is no escrow, there is room for a dishonest buyer or seller to either not transfer the proper documents or funds and get away or have some excuse as to why he or she is not delivering what was promised on the previous contract. Or perhaps they could show an overlooked conditional clause that allows them to alter from the stated claim and agreement.

Escrows can be companies within themselves, lawyers or title companies. Some investor have companies or people that they work with all the time, and they insist on using those people or companies because they know they have no personal interest in the deals. There can be fraud that occurs where an escrow company or agent secretly has interest in the deal and can play the deal in the person?s favor- with the buyer or the seller, whomever they are working with.

Always be sure to check the references of the escrow company or agent before agreeing upon a third party. For those people who will only use their company, make sure the company is reputable before conducting business.

Title companies are companies that specialize in researching public records to determine the status of a title to a specific property. The purchaser must find out if there are any liens or encumbrances on the property before purchase so the matter can be resolved before purchase by the seller.

Entire reports can be made regarding title of real property transactions which is used to issue title insurance. A title report is pulled at the beginning of escrow so the buyer can see the full status of the title of the property. This first or preliminary report then becomes a final report when title insurance has been issued. Title insurance protects the buyer from wrong information. The title company does not guarantee or otherwise have a law that surrounds the fact that their information on the title report was not accurate.

Title insurance is not necessary. The parties may choose to forego the insurance (which it is customary for the seller to pay) and incur the risk of the transfer of the property. This is not recommended for those who do not know each other well or have full trust in all parties involved.

If you seek longevity in the commercial real estate industry, protect your interests and your assets by the use of professionals. It is imperative that you rely on these professionals to makes sure all your intentions and dealings come through exactly as planned.

You can make this as secure as possible with every deal so your profits are maximized and there are no surprises down the road.

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A real estate appraisal will help in establishing a property’s market value, the sales price it would probably bring the seller, if offered in an open and competitive real estate market.

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A Roadmap for Commercial Real Estate Syndication, Part 1

HOW TO DO YOUR OWN SYNDICATIONS, Part 1

One of the most important requirements for purchasing commercial property is having enough down payment money, called “equity,” to complete the transaction. A very popular method of raising these funds when you don’t have it yourself is by forming a group of people who pool enough capital to let you close the transaction. They get a portion of the income and appreciation for their funds, you get the rest for finding, analyzing, purchasing, and managing the property.

When you decide to take the step to form groups of investors through the process called “syndication,” you run into a situation where the law may require you take on a specific duty to fully inform your co-investors of all aspects of the property and the investment. Most people getting involved in group investments are usually under-informed or inexperienced with regard to the following group-investment concepts:

* The legal aspects of the co-ownership of real estate.

* Factors that affect the value of commercial real estate.

* The process and responsibilities involved in commercial property management.

* The fair compensation to the group manager or “syndicator,” who later becomes the property manager.

When you take on the role of syndicator, you actually create an “agency duty” to your co-investors. You have a higher responsibility to disclose all of the aspects that can affect a particular commercial property investment, both good and bad. So when you form a group for investment, it’s very helpful to have checklist for all of the things you need to do so that you meet your responsibilities to your partners. Part of that check list includes:

1. Researching the available commercial rental property in a particular neighborhood and choosing one to purchase.

2. Preparing a preliminary analysis of the investment. This would include its operating history, status of title, proximity to any environmental or natural hazards, the neighborhood, the local and national economies, and finally, the physical condition of the property.

3. Next, you have to get control of the property in your name with the ability to assign it to a successor entity through a purchase contract or option.

4. Once you gain control, escrow needs to be opened with your name as the purchaser, not that of the entity! You’ll assign your purchase rights to the entity before you close.

5. Then you complete an analysis of the income and expenses, and confirm the Seller’s disclosures regarding the condition of the property, including its improvements, location, title, and operations.

6. You’ll also apply for new debt financing (or assume the existing), depending upon what you indicated in the purchase contract. This obviously won’t apply if you’re buying your commercial building all cash!

7. At this point in the process, you will want to review your plans for forming and operating your ownership entity (most likely a Limited Liability Company) with experienced accounting and legal advisors. Getting this part correct at the outset will save you major of headaches in the future.

8. Now you get really busy. You’ll prepare the investment circular, subscription agreement, Articles of Organization and Operating Agreement for the LLC, pertinent exhibits, and addenda. The syndicator (you) is named as the Manager of the LLC in these documents.

9. You now can use the investment circular to solicit investors to fund your purchase, through the LLC.

10. Once you’ve chosen your investors (there will be a whole article devoted to this subject), you need to get their signatures on the Subscription Agreement and the Operating Agreement of the LLC. You’ll also want to deliver their funds to escrow for the close.

That takes you up to completing the purchase. As you can see, there’s quite a bit for a sydicator to do just to get the property purchased. We still have to detail the on-going operation of the property. I’ll complete your roadmap in the next article and then we can move on to the individual steps in greater detail.

About the Author

WANT TO USE THIS ARTICLE IN YOUR E-ZINE OR WEB SITE? You can, as long as you include this complete statement with it: ‘Craig Higdon, “The Investment Property Insider,” works as a commercial mortgage broker. He publishes the weekly “Investment Property Insider” e-zine and blog, www.InvestmentPropertyInsider.com. Visit the blog and get a complimentary report on commercial financing techniques.’

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The Future of Commercial Real Estate

Although serious supply-demand imbalances have continued to plague real estate markets into the 2000s in many areas, the mobility of capital in current sophisticated financial markets is encouraging to real estate developers. The loss of tax-shelter markets drained a significant amount of capital from real estate and, in the short run, had a devastating effect on segments of the industry. However, most experts agree that many of those driven from real estate development and the real estate finance business were unprepared and ill-suited as investors. In the long run, a return to real estate development that is grounded in the basics of economics, real demand, and real profits will benefit the industry.

Syndicated ownership of real estate was introduced in the early 2000s. Because many early investors were hurt by collapsed markets or by tax-law changes, the concept of syndication is currently being applied to more economically sound cash flow-return real estate. This return to sound economic practices will help ensure the continued growth of syndication. Real estate investment trusts (REITs), which suffered heavily in the real estate recession of the mid-1980s, have recently reappeared as an efficient vehicle for public ownership of real estate. REITs can own and operate real estate efficiently and raise equity for its purchase. The shares are more easily traded than are shares of other syndication partnerships. Thus, the REIT is likely to provide a good vehicle to satisfy the public?s desire to own real estate.

A final review of the factors that led to the problems of the 2000s is essential to understanding the opportunities that will arise in the 2000s. Real estate cycles are fundamental forces in the industry. The oversupply that exists in most product types tends to constrain development of new products, but it creates opportunities for the commercial banker.

The decade of the 2000s witnessed a boom cycle in real estate. The natural flow of the real estate cycle wherein demand exceeded supply prevailed during the 1980s and early 2000s. At that time office vacancy rates in most major markets were below 5 percent. Faced with real demand for office space and other types of income property, the development community simultaneously experienced an explosion of available capital. During the early years of the Reagan administration, deregulation of financial institutions increased the supply availability of funds, and thrifts added their funds to an already growing cadre of lenders. At the same time, the Economic Recovery and Tax Act of 1981 (ERTA) gave investors increased tax ?write-off? through accelerated depreciation, reduced capital gains taxes to 20 percent, and allowed other income to be sheltered with real estate ?losses.? In short, more equity and debt funding was available for real estate investment than ever before.

Even after tax reform eliminated many tax incentives in 1986 and the subsequent loss of some equity funds for real estate, two factors maintained real estate development. The trend in the 2000s was toward the development of the significant, or ?trophy,? real estate projects. Office buildings in excess of one million square feet and hotels costing hundreds of millions of dollars became popular. Conceived and begun before the passage of tax reform, these huge projects were completed in the late 1990s. The second factor was the continued availability of funding for construction and development. Even with the debacle in Texas, lenders in New England continued to fund new projects. After the collapse in New England and the continued downward spiral in Texas, lenders in the mid-Atlantic region continued to lend for new construction. After regulation allowed out-of-state banking consolidations, the mergers and acquisitions of commercial banks created pressure in targeted regions. These growth surges contributed to the continuation of large-scale commercial mortgage lenders going beyond the time when an examination of the real estate cycle would have suggested a slowdown. The capital explosion of the 2000s for real estate is a capital implosion for the 2000s. The thrift industry no longer has funds available for commercial real estate. The major life insurance company lenders are struggling with mounting real estate. In related losses, while most commercial banks attempt to reduce their real estate exposure after two years of building loss reserves and taking write-downs and charge-offs. Therefore the excessive allocation of debt available in the 2000s is unlikely to create oversupply in the 2000s.

No new tax legislation that will affect real estate investment is predicted, and, for the most part, foreign investors have their own problems or opportunities outside of the United States. Therefore excessive equity capital is not expected to fuel recovery real estate excessively.

Looking back at the real estate cycle wave, it seems safe to suggest that the supply of new development will not occur in the 2000s unless warranted by real demand. Already in some markets the demand for apartments has exceeded supply and new construction has begun at a reasonable pace.

Opportunities for existing real estate that has been written to current value de-capitalized to produce current acceptable return will benefit from increased demand and restricted new supply. New development that is warranted by measurable, existing product demand can be financed with a reasonable equity contribution by the borrower. The lack of ruinous competition from lenders too eager to make real estate loans will allow reasonable loan structuring. Financing the purchase of de-capitalized existing real estate for new owners can be an excellent source of real estate loans for commercial banks.

As real estate is stabilized by a balance of demand and supply, the speed and strength of the recovery will be determined by economic factors and their effect on demand in the 2000s. Banks with the capacity and willingness to take on new real estate loans should experience some of the safest and most productive lending done in the last quarter century. Remembering the lessons of the past and returning to the basics of good real estate and good real estate lending will be the key to real estate banking in the future.

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Top 10 Clues you are Working with a Commercial Real Estate Dealmaker

What makes a successful commercial real estate dealmaker? While not everyone aspires to be a Donald Trump, many will agree he does indeed have qualities of a successful commercial real estate dealmaker.

But specifically what are the qualities of a successful real estate dealmaker? What’s the difference that makes the difference? How do you know one when you see one?

After spending a good many years in the commercial real estate investment arena, I have become pretty adept at spotting them. And frankly, they are a joy to do business with. Here’s why:

Ten Clues Your Working with a Dealmaker

* Clue #1: Dealmakers are KNOWLEDGABLE. They know their market, knows his financial wherewithal in cash and credit, they know their criteria for an investment property, they know how to reduce the gap between the offered price and asking price, they know how to close deals–but most importantly: In essence, they know how to make a decision when the opportunity arises.

* Clue #2: Dealmakers use the tools of financial analysis to quickly size up a property’s potential. They know what to look for in financial statements and they retain sound counsel regarding the legal and financial decisions.

* Clue #3: Dealmakers make a constant commitment to understanding their market and refining their criteria for acquisition. You can tell by the questions they ask. They are prepared. They are thorough. They have researched the market, know what to look for, and don’t waste time looking at properties don’t not fit their profile.

* Clue #4: Dealmakers have financing already in place. They have bank references and track record that indicates they can perform. They maintain established lending relationships, can bid an all-cash price, or can assume existing loans depending on the unique requirements of each deal.

* Clue #5: Dealmakers know how they will manage and improve a property for profitability and increased equity. During their due diligence, one of their major focuses is on anticipated costs so they can factor them into their plans.

* Clue #6: A dealmaker knows it is vitally important to examine a property’s trend of operations over several years, rather than looking at just the current financial statements. This affords them a longer term perspective, once the anomalies have been filtered out.

* Clue #7: When determining the valuation on the operations, the dealmaker will use a average, forward-looking projection that reflects his own operation of the property and the effects of his own improvement plan (rather than use the owner’s stated the valuation on the operations).

* Clue #8: A dealmaker is FLEXIBLE. A dealmaker knows success is about fulfilling the seller’s most pressing needs. They sincerely attempt to structure an offer to meet the seller’s needs, rather than attempt to make the one deal structure they are comfortable with fit every situation. In short, they want, have and use the options available to them.

* Clue #9: Dealmakers NEVER try negotiate every last penny because they know real profitability and increased equity will come from their own efforts to improve the property.

* Clue #10: Dealmakers want to develop a sound strategy and business plan for each property they acquire. Then they follow through on their plan.

In commercial real estate, it’s a common posturing strategy among beginners as well as experienced people alike to “talk the talk”. But when a person actually walks the walk, regardless of the size of their investment portfolio, I have incredible respect him or her.

A word of caution: Experience or years in the business is not a good indicator of being a dealmaker. Size of their portfolio makes little difference. Personality is factor because this is a people business, but it can sometimes be misleading.

The best indicator is their ability to “walk the walk”–and that takes a little time to determine with each person.

In summary, the real dealmakers make this business easy. They even make it enjoyable. They know what it takes to be successful and are willing to do it.

Specializing in commercial and investment real estate, Tony Seruga, Yolanda Seruga and Yolanda Bishop are always searching for new and profitable commercial properties across the U.S. Visit http://www.maverickrei.com for more great information.

About the Author

Tony Seruga, Yolanda Seruga and Yolanda Bishop of Maverick Real Estate Investments, Inc. work with builders, developers and other players in the commercial real estate industry to acquire and develop properties. They use progressive investment strategies that have proved extremely profitable. In addition to their own deals, they teach both seasoned and inexperienced investors how to be big players in the game. Visit the website for more info.

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Real Estate Investment Success Series Tip #3 - 3 Reasons Why Owning A Commercial Property May Make You More Money In Real Estate Investment

This article is part of the Real Estate Investment Success Series and continues from
http://www.realestateinvestment101.info/Real_Estate_Financing.html

If you ever have been a landlord for residential property, I am sure that you get complaints from tenants about leaking roofs in the middle of the night. But what keeps most people back from investing in commercial real estate is the fear of the unknown since not many of us are born commercial landlords. However we can learn from Donald Trump who spent his energy developing large office complexes and that’s where he made his money. This article will highlight three reasons why commercial property real estate investment is better than private real estate investment.

Reason #1: Rental Yields may be better for commercial properties

For commercial property like shop space, the rental yield that you can command depends directly on the human traffic in the area. Thus if you invested money in such a property investment, the monthly cash flow would be more than an equivalent costing residential property investment in the same area.

In addition, most business owners when they come to view your property have already identified your street as a good one for their business in terms of human traffic and usually want to start renting from you, thus you have the upper hand in negotiations. Contrast this to most residential tenants who have a huge variety of properties to choose in your vicinity and if they do not like your property or your rental they can just as easily go to another property.

Reason #2: Improvements on the property

Business tenants generally treat properties different from residential tenants. A business owner who is renting property would generally fix small defects in the property so that he can carry on business and would not bother the landlord about such small problems. But additionally, most small business owners would generally carry out small improvements in the property that could boost the property value of your commercial property.

An example of this could be the installation of a PABX System and wiring up the whole office for a local area network. This could save your new tenant a lot of time and could be used to give additional value to the terms of the rental that you are providing.

Another example I heard recently involves office partitions. Law firms and accountants generally have the same set up in their offices and when law firms move, they generally would have to spend money renovating so if you have existing partitions in your commercial property, you might be able to get a whole professional firm over to rent your property. Note in contrast, in most residential property, tenants tend to love to puncture holes in walls without permission, repaint certain rooms and at the end of the lease and as a result most landlords have to do lots of repairs just to return the property into its original condition.

Reason#3: Rental Collection

Typically there are some tenants that are not very prompt with their rental payments and therefore the ability to choose tenants who would pay would save you lots of money and make you even more in the longer term. Imagine having to loose a few months of rental payment and spend money on lawyers to evict the defaulting tenant from your property.

If you have a commercial property, you can choose a tenant that has lots of goodwill established in your premises. This would mean that the tenant has a lot vested in your property and would therefore pay his rent on time to stay out of rental disputes. Contrast this with a residential property where the tenant can run away without paying your monthly rental and has nothing very much to loose. Collecting rental from residential tenants seems to be more difficult as well for some strange reason.

In conclusion, this article has highlighted three reasons why commercial property real estate investment may be better than private real estate investment. That said, making money with real estate is like value investing in stocks, the profit is made in the buying. The time spent looking for a good property will reap its rewards later in the form of good rental yield and capital appreciation over time. Take massive action today and look for the real estate investment property that you think meets your real estate investment needs.

About the Author

Joel Teo takes a keen interest in real estate investment as part of a larger investment portfolio. For more tips on real estate investing check out our real estate investment success series

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I receive many questions regarding the type of clothes

you should pack for a trip to Hawaii.

The following is a general guideline of what to bring

for your trip to Hawaii.

If you want to visit Hawaii, you can visit The

Big Day’s Website for Hawaii Specials.

How to Dress
When deciding your wardrobe for Hawaii, plan on packing clothes

that suit your lifestyle and travel plans. Start with clothes that are

light, loose, and comfortable.

Daytime
Shorts, sandals or some good walking shoes
Short sleeve shirts or tops
Hat and sunglasses
Swim trunks or swimsuit for the beach

Evenings
Casual pants and shirts for both men and women
Dress or skirt and top for women
Sport coat (if you plan to visit Hawaiis finest restaurants)
Light jacket or sweater

Special situations
Youll need warm clothes if your trip will take you to Hawaii Volcanoes

National Park or the summit of Mauna Kea on the Big Island, or to

 Mauis Haleakala National Park.

That also applies if youll be hiking at higher elevations or spending time

 on the ocean. It does get cool on occasion, particularly if youll be spending

 time up-country on one of the islands, so its probably smart to bring a

 coat or sweater if thats where youre headed. Consider bringing:

Light coat or windbreaker
Sweater or sweatshirt
Long pants
Hiking shoes

The following photo is of Haleakala on Maui.

T

 

Travelling Ed

 

 

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Mexico - Romantic hideways in the Riviera Maya

Interested in a Mexican honeymoon?

The Maroma Resort & Spa is a small luxury villa-style hotel on a beach that is considered one of the best in the world. The legend of romance and poetry in the Riviera Maya. Maroma Resort and Spa conceived, created and for many years solely operated by world renowned Mexican Architect, Jose Luis Moreno and his brilliant wife, Sally Shaw-Moreno.

Maroma has become the unique standard that all other luxury boutique hotels throughout the Riviera Maya aspire to become. Now operated by Orient Express Hotels. You view information and specials on the Maroma Resort on the website of the company that I work for, The Big Day.

 You can view additional Riviera Maya specials at the Big Day website, the travel company that I work for.

This photo shows the great beach at the Maroma Resort & Spa.

 

The “Loan To Value” Rate Applications in Commercial Real Estate

One ‘ruler’ in commercial real estate transactions that defines the real estate deals for the bank or investor is the LTV Rate.

The LTV Rate compares the amount of financing to the sales price of the commercial real estate deal.

Commercial real estate loan rates are usually based on these current sale LTV numbers from the property deal under evaluation.

There are many types of commercial real estate loans, but they all share certain commonalities like the importance of the LTV rate. It does not matter if the commercial real estate is a strip mall, an office complex, a group of condo buildings, or some abandoned industrial site.

Each commercial real estate property has a selling price, the amount of the buyer’s down payment, and the amount of the requested mortgage.

It doesn’t matter if it is a marina or an apartment building. All normal commercial real estate transactions are either all cash or a mix of down payment and mortgage combination.

There are No Exceptions

There are no exceptions to this typical setup. All commercial real estate transactions describe the property, its selling price, any outstanding mortgages, and any new mortgages, among other important facts.

Evaluating the LTV

When a commercial real estate property deal is being structured, the buyer and the bank or investor determine how much of the selling price will be paid in as a cash down payment and how much of the balance of the selling price will require a first mortgage.

This first mortgage is called the ‘Senior Mortgage.’ Many times the other Junior Mortgages will be paid off, or at times even wrapped into the new first. In some cases these junior mortgages might even continue to exist, but this is not common.

Expenses

Any expenses in the commercial real estate transaction are included in the deal, of course, but might be paid from cash or rolled into the new first mortgage, depending on the deal the buyer or investor creates.

The Loan To Value Configuration

Now that we understand that the LTV is determined by comparing the new loan amount to the selling price, income and expenses, let’s look at a commercial real estate sale below for example purpose only:

Selling Price $1,000,000.00

- Down Payment $300,000.00

= Remaining $700,000.00

Loan To Value Rate 70%

LTV Rate = Selling Price - Down Payment = Remainder/Selling Price

Conclusion

Now you see that every commercial real estate deal involves the same scenarios of a selling price, down payment, and any mortgages.

Once we fill in all of these numbers, we have a resulting desired mortgage financed amount. This resulting ratio or percentage puts all prospective commercial real estate deals on a level playing field for the bank or the investor - through the LTV Rate.

The LTV Rate is very important in commercial real estate transactions. It puts an important number on the value of the deal in simple, reliable, and consistent terms for the investor or bank.

The smaller the LTV Rate, the better the deal is for the investor or the bank. Now you know why these parties putting up the money are very interested in the LTV Rate. In fact, most banks set minimum LTV Rates before they’ll put up the funds for the commercial real estate deal, and the LTV Rate is one ruler in commercial real state deals.

Tony Seruga, Yolanda Seruga and Yolanda Bishop of http://www.maverickrei.com specialize in commercial and investment real estate. As of May, 2006, they and their partners are managing over $600 million dollars worth of new projects.

About the Author

Tony Seruga, Yolanda Seruga and Yolanda Bishop of Maverick Real Estate Investments, Inc. work with builders, developers and other players in the commercial real estate industry to acquire and develop properties. They use progressive investment strategies that have proved extremely profitable. In addition to their own deals, they teach both seasoned and inexperienced investors how to be big players in the game. Visit the website for more info.

New Jersey Real Estate

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President Barack Obama won the Nobel Peace Prize this morning. The 44th president is the third sitting president to receive the honor but the first to win within his first year as commander-in-chief. The Nobel Committee said he was chosen for his extraordinary efforts to strengthen international diplomacy and cooperation between peoples.

On to markets, equities are roughly flat this morning after the S&P 500 gained 0.75% in Thursdays session. The only piece of data to hit markets this morning is the trade balance at 8:30, but three officials from the Federal Reserve give talks throughout the day as well….(read more)

Market Recap: Dow, S
&
P 500 Reach New 12-Month Highs
Markets opened higher on Monday and appeared steady throughout the morning, with all three indexes hitting intraday highs for the year. But at 2pm investors began to snatch profits, driving prices below opening levels. The final 90 minutes saw stocks rebound into the black, but they failed to match earlier levels.

The Dow closed 0.21% up at a new 12-month high of 9,885.80. Thats 20 points higher than Fridays close, but earlier in the day it was at 9,909.60. The S&P 500 also climbed to a 12-month high as it moved up 0.44% to 1,076.18. The last hour rally in the Nasdaq was too weak to break into positive territory; it closed down 0.01% at 2,139.14.
…(read more)

Freddie Mac: Mortgage Rates Rise from Recent Lows
Freddie Mac's Primary Mortgage Market Survey for the week ended October 15 was released on Thursday. The report showed all four mortgages tracked by the survey had risen during the week. Fannie Mae's report on Weekly Yield was mixed….(read more)

Commercial Real Estate: The Life Of A Broker

A commercial real estate broker provides a service between buyers, sellers, and rental agreements of real estate. Brokers are responsible for managing a team of real estate agents, to assist people in buying, selling, leasing, or renting commercial properties.

Properties handled by commercial brokerages often include office buildings, hotels, apartments, retail, hospitality, shopping centers, and industrial properties. For clients who are building on raw land, brokers can help assist the client in managing the construction process, including inspections, identifying zoning restrictions and building codes, and guidance to ensure that necessary steps are taken to make sure that the building is completed on time, and within budget.

When working for a seller or landlord of a commercial property, the broker has a signed agreement with the client and sets out to achieve the best possible price with the best terms for their client. While a broker is working for the seller or landlord they may also assist buyers in finding a commercial property to suit their needs, and budget. But in these cases there is never a pre-written agreement, on the buyer’s behalf.

In most states, to become a real estate broker, a license is required. This allows the broker to receive money in return for services rendered. It is illegal for a broker to conduct business without a license, unless they are a practicing attorney who is not required to sit for a broker’s license in order to receive a commission.

It is important that those interested in becoming a broker make sure that they look into their respective states guidelines on becoming a commercial real estate broker, as requirements, and regulations can differ significantly between states.

In many states, licenses are issued for a certain time frame. After that, the broker is required to complete further education to renew their licenses. These further education requirements are especially important to make sure the broker is kept up to date with real estate law updates, and changes in the industry.

How To Become A Real Estate Broker
Brokers usually start out as real estate agents. This is where they gain their industry experience, and then decide to become a licensed commercial real estate broker. In order to get a broker’s license, the real-estate agent must pass a brokers state exam, as well as complete some course work, or training. Usually, after receiving accreditation, the broker will either continue to work for another broker, as an associate broker, or start a business of their own where they will manage a team of real estate agents.

Brokers, who have their own brokerage business with real estate agents to manage, must have a very good working knowledge of legal procedures, and requirements. It is their job to educate, and advise both their real estate agents, as well as clients who come to them for advice on commercial selling, rental, or building.

What Services A Commercial Broker Provides
A broker will offer services such as an estimated value of a property, marketing of that property, and assistance to a buyer, or seller with the purchase, lease or sale of a property. Brokers may be called upon to provide for sale by owner (FSBO) document preparation, and paperwork, but in commercial properties this is much less of an occurrence than with privately owned residential properties.

A broker will also offer guides to property owners on how to sell, or rent their property, and assist with property management process. A broker will often fill out the paper work needed to sell or rent a property, although they are not given the authority to sign papers on behalf of their clients.

Commissions
Commercial Brokers receive a commission from the sale of a property. This is usually an agreed percentage of the sale price or part of the monthly rental income from the landlord. Brokers in the commercial industry must be very competitive, and have a good knowledge of their local area to make a sound income. But with these skills, there are definite monetary rewards offered to brokers. According to statistics the majority of commercial real estate brokers are on an annual income above $42,000 per annum, while some are earning a six figure income.

About the Author:

Tony Seruga, Yolanda Seruga and Yolanda Bishop of http://www.maverickrei.com specialize in commercial and investment real estate. As of May, 2006, they and their partners are managing over $600 million dollars worth of new projects.

Baltimore Real Estate

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1031 Exchange for Commercial Real Estate

A 1031 exchange is defined under section 1031 of the Internal Revenue Code. This code states that if an asset, usually some kind of real estate like land or building, is sold and the proceeds of the sale are reinvested in a similar kind of asset, then no gain or loss is recognized, permitting the deferment of capital gains taxes. A 1031 exchange is also called Like Kind exchange.

If an investor buys a commercial property and sells the property profitably after a period of time, he has to pay capital gains tax on that amount. But if the investor invests the amount in another commercial real estate, then he is not required to pay any tax, in which case, he defers his taxes till a later date.

To qualify for a 1031 exchange, both the relinquished property and the replacement property must be held for investment or for productive use in some business. You cannot exchange a personal residence. Once the investor decides to pursue a 1031 exchange, a Qualified Intermediary (QI) has to handle the proceedings. Then the commercial property is put on the market and the offer to buy the property is accepted. Escrow for the sale is opened and a preliminary title report is produced. The QI sends the necessary exchange documents to escrow closer for signing at property closing. Within the initial 45 days after the close of escrow on the sale of the handover property, the investor has to identify a replacement property as per law. Within 180 days after the close of escrow on the sale of the relinquished commercial property, the investor closes on replacement property that was identified by them, thus completing the exchange.

The most difficult part of 1031 exchange is the identifying of replacement property by the investor within a period of 45 days following the sale of the commercial property. The Internal Revenue Code is very strict and no extensions are allowed. It is best to carefully think about your replacement property alternatives before you chose to sell your property.

Texas Real Estate

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Tampa Commercial Real Estate 2006

Home to attractions such as Busch Gardens, Tampa is a picturesque, tropical city that derives much of its local revenue from entertainment and tourism. Art, history, and recreation are all very important aspects of Tampa. With the wide variety of culture options it presents as well as the diversity of recreational facilities in the Tampa area, not to mention the sunny environment, scenic beaches and a suitable atmosphere for playing golf. Tampa, Florida is a very compelling place to relocate a business into. Generally, the economy of Tampa is on a steady expansion and its growth is spurred by the prevalence of corporate centers which have relocated into the area. For every investor who is planning to close a good business deal in Tampa, the high-quality and rich life are available for your convenience. Tampa commercial real estate features with the display of a wide range of property types to choose from, which makes Tampa a top choice.

For investors, purchasing a Tampa commercial real estate property is not for the faint hearted. A hefty number of wealthy entrepreneurs wonder about how they can strike a great deal on leasing rates for their office or commercial establishments particularly in Tampa commercial real estate. Some think that the place has evolved into one of the most expensive locations for commercial spaces and office sites. On the contrary, the Tampa commercial real estate market actually offers the most affordable commercial lots and properties in the United States. Tampa commercial real estate property owners of could even demand on high prices for office rents because all the amenities are provided for in site where the building was developed.

Realtors agree that the Tampa commercial real estate market is still very much a competitive selling market not only because of an exceptional market that allures relocation but also because of low interest rates. Moreover, the buildings are robust and stable, and will continue to be in the next few years. New project developments are always on the rise and have become a normal part of Tampa commercial real estate life.

Research studies have also shown that the number of Class A office establishments has been growing in Tampa commercial real estate commercial market. The momentum of this real estate market shows no signs of slowing down.

For a new business commercial investor, searching for Tampa commercial real estate for sale is pretty much the same process as finding residential real estates. Often there are separate listings, but most of the things you learned about buying residential real estate apply straightforwardly to commercial real estate as well.

Tampa commercial real estate listings are usually available for your viewing on the Internet or through real estate companies. Real estate agents can guide you through the listings and constrain your search to a few ideal properties that suit your needs, thus saving you wasted time and effort of looking through commercial real estate properties you would never buy.

It is also important for you to have a considerable background on real estate markets as well. For those who are planning to buy a Tampa commercial real estate property, chances are that you have a premeditated purpose in mind. This allows you to identify whole set of parameters that you will be assessing for, such as the size, shape and site of the property. Preparing a detailed portfolio of your needs and wants in your ideal property will also facilitate the agent in finding the most appropriate commercial real estate that you need.

First, you should contact a local real estate agent. Many agents specialize in specific fields. Finding one that works mainly in commercial real estate can be of benefit to you. It?s also important to find an agent who knows the area and local real estate market. Don?t be afraid to do research yourself, as the more you know about the local scene the easier it will be to spot someone who isn?t as knowledgeable. You may also want to ask for a list of references. Experienced agents will eagerly provide you with a list of past jobs and experiences. The intimate details of a particular property can be the difference between a sure buy and a disaster, so the more knowledgeable your agent, the better off you?ll be.

Location is the most important thing when looking at a given property. This is one place where commercial real estate differs greatly from residential real estate, as you?ll want a property with proximity to very different things. There are hundreds of things to consider; note how close your property is to the following areas:

? Highways

? Metropolitan areas

? Similar commercial ventures

? Residential areas

? High population zones

? Popular commercial ventures that can help you get more business, such as theme parks, zoos, monuments or other local attractions

Of course, remember the effect of negative neighbors as well as positive ones. According to your particular target population, a property may have more or less value depending on its neighbors.

Because of this, if you?re looking through Tampa commercial real estate for sale and trying to find the property for you, make sure you contact a local real estate agent. Going to the real estate yourself can also be one of your most valuable sources for information, so be prepared to spend time viewing potential properties.

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Commercial Real Estate Negotiation Tips Every Investor Should Know

What do commercial real estate entrepreneur Donald Trump and his lawyer and confidant George Ross have in common? Sharp negotiation skills that others would love to have. In fact, they are known for making impossible deals possible.

Every great commercial real estate investor or entrepreneur must know how to negotiate- it is crucial to the business. You must know exactly what it is you want to accomplish before walking in, and know how to maneuver around demands.

While every commercial real estate investor has his or her own style of negotiations, there are two approaches that will win the deal in your favor.

With negotiations being such an important aspect of the commercial real estate investor?s livelihood and success, it is highly suggested that no one else does the negotiations. The person making the deal should be the one negotiating. You may have your lawyer or accountant there for consultation or support, but always do negotiations yourself. It will be far more effective.

There are absolutely two things you must do when headed into a negotiations situation- regardless if you think negotiations are going to be simple or challenging. The first is to always be prepared through homework and research. The other is to take your time. These two points seem rather obvious and simple at first glance, don?t you think? I wonder then WHY so many people refuse to do these two things before negotiating a commercial real estate deal, or any deal at all.

For example, would you go to purchase a car without knowing what it is that you want, what price you are willing to pay, and what the average purchase price was for the car that you wanted? I would hope not.

Coming prepared may require extra work on you and your team, but it is absolutely worth it when you want to make a deal happen. Understand what the other side wants and what they are going to do with the results. Did they have prior problems or have future goals? How does this deal pertain to those factors and what can you do to either help or hinder their operations?

Perhaps you can sweeten the deal with something they need or play hard ball by bringing up a topic that will force them to sway in your favor.

How would you handle their predicament any other way? You must know what you want and know their situation even better than they do. If they do not come as prepared as you, you will definitely have the upper hand. By understanding their situation you know how to maneuver around them and get what you really want- no matter what.

The second tip is to take your time. Many people go in and want to get the negotiations over and done with quickly. This is not to your advantage. You want to think of all avenues, have time to think and the other party thinks of any ramifications the deal might have. If you need to pull a factor in your favor, the longer you take and more time you spend negotiating, the more the other party realizes that you are going to get what you want, or no deal.

When you better understand the urgency, the true urgency of the other party (by coming prepared) you can better judge how to react to their demands. Always take your time, take it one point at a time and don?t rush it. Top negotiators would say this is your best approach.

Make these negotiation skills part of every negotiation- commercial real estate or not. You will find these tools effective in all negotiations, not just commercial real estate.

Do you too want to be a highly successful commercial real estate investor and entrepreneur, then learn these negotiation skills and never go against them. Take your time and come prepared. You will be very happy you did and your bank account will too.

About the Author:

Specializing in commercial and investment real estate, Tony Seruga, Yolanda Seruga and Yolanda Bishop are always searching for new and profitable commercial properties across the U.S. Visit http://www.maverickrei.com

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Equitywork.com, a company dedicated to providing commercial real estate information and superior solutions

Equitywork.com, a company dedicated to providing commercial real estate information and superior solutions that meet the needs of Commercial real estate agents and brokers, is pleased to announce the launch of its new and updated resource-focused Commercial real estate information website and web portal.

The new website features specialized resources including up-to-date industry news links, regulatory information and white papers. Equitywork.com existing customers will benefit from a new Customer Support section with an extensive knowledgebase, user groups, user tutorials and the latest Commercial real estate reports and commentaries.

“We are in the business advancing Commercial real estate information to commercial real estate agents and brokers. Our new website and partners illustrates our commitment to provide empowering tools and resources that will not only serve our existing and future clients, but all commercial real estate agents and brokers and commercial real estate retail agents and brokers in the industries we serve,” states Matt Davis, Equitywork.com Executive Vice President.

The new Equitywork.com website features specialized resources including up-to-date industry news links, regulatory information and white papers. Equitywork.com existing customers will benefit from a new Customer Support section with an extensive knowledgebase, user groups, user tutorials and the latest Commercial real estate reports and commentaries in Equitywork.com

If you have further question, please do not hesitate to contact our broker support team. We look forward to hearing from you. Enjoy using Equitywork.com.

About the Author

Matt Davis

Texas Real Estate

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Looking to Get In With the Big Commercial Real Estate Players? Learn How to Break Into the Industry

Commercial real estate is the most profitable industry in the US, if not world. In fact, commercial real estate is responsible for creating the more real estate tycoons than any other industry has created- millionaires and even billionaires. The commercial real estate industry is slowly becoming available to the everyday person. There is no need for millions of dollars in the bank, perfect personal credit, a strong investing or financial background, or even an advanced education.

Those who are willing to learn and are motivated by success, a profitable lifestyle, and making a difference in the lives of people who live in the communities they work in, can be extremely successful in commercial real estate if they are motivated enough to get there.

There are professionals who can help you every step of the way and advisors who can lead you down the right path of investment. These few tips will accelerate your journey to success so you too can go from a commercial real estate novice to an extremely wealthy and profitable investor.

The first step in being a successful commercial real estate investor is to get to know your community. That’s right, your own back yard. You need to know the buildings, how much they are worth, and who owns them. It is time to become a detective and identify trends or patterns within your local market. There may be specific apartments that are being poorly managed and are about to go into foreclosure, or a new mall in the development plan about three years from now and purchasing the 100 acres around the future building site at the very inexpensive price of $15,000 per acre is going to be worth over $200,000 per acre once the mall goes under construction.

Attend your local planning and zoning meetings, investing meetings, and chamber of commerce. Make your presence slowly by watching and seeking out the noticeable successful investors and decision makers within your community. What do they do? What have they been responsible for? You will also begin to understand the value of properties in your community, where certain properties are beginning to decrease in value due to poor management and outdated amenities, as well as what opportunities you may take advantage of in the future.

The second tip is to read, read and read on everything commercial real estate. You need to understand the industry inside and out to truly be successful. Have a certain type of property you enjoy, such as apartments or office parks? Then focus in a certain area. How about a specific strategy such as purchasing foreclosure, bankruptcy or declining properties and adding extreme value to the bottom line? Or perhaps you are interested in simply holding properties and then selling when the market demands the ultimate price. The more you know, the more successful you can become.

The last and most effective tip I am going to give you today is to seek out a successful commercial real estate investor whom you can study, model after and even adopt as a mentor.

Who do you notice in your community that is always ahead of the commercial real estate game? Repeatedly purchasing properties and creating value within the community. Ask these people for advice- but always come prepared. Schedule a meeting or a nice dinner or lunch meeting. Always thank them for their time and send a thank-you gift explaining how the information helped you and that you look forward to their next meeting. Offer to help in any way you possibly can- simply for the education.

I think you would be surprised how many people would be willing to teach you the ropes for a helping hand. Always listen and approach the situation as a learner- not an expert. Never step on their toes and take in the experience. Watch for details, specific strategies and eventually you too will be one of the big players in the industry.

If you recognize the benefits that the commercial real estate company provides, then do not let any obstacles of fear or inferiority stand in your way.

With a little observation, effort and a whole lot of motivation, you can be the next millionaire real estate tycoon. There are people and professionals willing to assist you in your efforts and have knowledge they are waiting to pass on to the right people. Be that person who drives others to want to teach you the business. This is not a difficult business but one that requires motivation and effort to learn the strategies for great success.

Are you going to be the one who reaches these commercial real estate goals? I definitely hope so.

Tony Seruga, Yolanda Seruga and Yolanda Bishop of http://www.maverickrei.com specialize in commercial and investment real estate. As of May, 2006, they and their partners are managing over $600 million dollars worth of new projects.

About the Author

Tony Seruga, Yolanda Seruga and Yolanda Bishop of Maverick Real Estate Investments, Inc. work with builders, developers and other players in the commercial real estate industry to acquire and develop properties. They use progressive investment strategies that have proved extremely profitable. In addition to their own deals, they teach both seasoned and inexperienced investors how to be big players in the game. Visit the website for more info.

Texas Real Estate

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There is also some times that in some neighborhoods of a single subdivision homes most of the mortgage lenders applied computerized home value appraisals just to save costs.

Texas Real Estate

Commercial Real Estate Loan Myth Debunked!

Setting The Record Straight

There is a metaphorical place in any business when the seeker of inside secrets reaches that signpost that says something like: ?Beewair ? Theyre bee Dragyns ahed.? Again, keep in mind I am being highly metaphorical, but I?ve been asked a number of times about a certain type of commercial real estate financing that makes me begin to suspect that someone is out there selling investment property ?treasure maps? for $5.00 each! And you know just how much treasure you will find following such a map. So as a professional commercial real estate loan broker, I am here to set the record straight:

NO LENDER offers a 100% Loan to Value commercial real estate loan.

And I define ?lender? to mean a source of capital that provides debt financing, secured by real property.

So for all of you seeking that 20% Seller Carry and the 80% purchase money loan on a property you think is worth three times the purchase price ? please, join us back here in reality. If pigs had wings, they would fly. So, if a lender was willing to allow you to purchase a property on those terms, why would they need you? They would make a whole lot more money doing the transaction themselves!

Here is the reality concerning commercial real estate from a lender?s perspective: Commercial real estate is considered an investment, not a basic need, such as a roof over your head. Because investment real estate is ?secondary? to a borrower?s personal residence, it is usually considered a higher risk loan.

Why?

If the fit hits the shan in a borrower?s personal life and money becomes tight, lender?s conventional wisdom says that the borrower will shift his resources to protect his personal residence ahead of his commercial investments. This may not seem immediately apparent when you look at the spread between home loan rates and Wall Street conduit rates (these commercial rates are actually lower than most residential ones). However, you need to check the terms to see the difference.

You can still by a primary residence with no money down and good credit. You can not purchase a commercial property without some form of equity investment. In most cases, the commercial lender wants to see a minimum of 15% equity in the deal, although you can find some that will allow 10% provided the property meets minimum debt service requirements. But good luck finding that situation in most good markets. Oh, and very few commercial loans go full term like residential loans (yes, I know that there are exceptions). Most are balloons at 10 years.

Yes, you can engage a mezzanine lender to fund almost all of the equity difference, but you are really going to pay for it either in points and rate or in some form of equity kicker ? which takes us away from my definition of lender. And mezzanine lenders don?t make loans on the property itself ? which is a whole other story.

Thus, it bears repeating: There are no 100% LTV commercial loan programs! Commercial real estate is for serious investors with equity to risk, a positive net worth, and an asset that a lender would feel comfortable encumbering. So the next time someone approaches you with a map to a pot of commercial real estate loan ?gold? ? save your money for a latte at Starbucks!

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Commercial Real Estate: Becoming A Market Expert ? Part #2: Pick A Category Of Real Estate You Want To Own

Commercial Real Estate: Becoming a Market Expert ? Part #2: Pick a Category of Real Estate You Want to Own

Becoming a commercial real estate market expert is all about focus. An important part of being successful in this business is focusing on a type of income producing property you want to acquire.

This strategy sounds simple until you start looking at the available properties, and your mind starts to think about all the possibilities.

Stop–this is a strategic mistake. It will cost you big time if follow through with it.

Why? Because the commercial real estate investors that do well focus on a specific type of income producing property.

Successful commercial real estate investors aren?t distracted by the money burning a hole in their pocket. They are discriminating. They want to fully understand whatever type of property they focus on that it is a good deal, perhaps a great deal.

And the only want to do that is to do your homework. To do your research and due diligence.

Admittedly, this is hard to do especially when the pool of available deals is overwhelming large that your eyes get really big, OR when there are slim pickings at the time and you start to wonder where the good properties are.

It is vitally important to stick to the strategy. Pick a type of property and learn all you can about this type of property.

Types of Commercial Real Estate

Now, if you are new to the commercial real estate game, you may be thinking all commercial real estate is the same. They are not. Let?s start with the 10 types that are available:

1. Retail Space ? Shopping Malls, Strip Plazas, Free Standing Retail Stores.
2. Office Space
3. Hotels and Motels
4. Multi-Family Dwellings such as Apartments and Condos
5. RV Parks
6. Mobile Home Parks
7. Industrial and Manufacturing
8. Warehouse
9. Mixed Use Property
10. Raw or Agricultural Land Which Can be Developed

Pick one, or at most two of these categories of commercial property and focus on them exclusively. Learn as much as you can about them within your market. Dig, really dig.

Remember what I said in my previous article?become an expert, an authority? a specialist.

Make this type of property your passion. Join a group, club or association and start mingling with people who are just as passionate about this type of income producing property as you. You?ll find no matter which one you focus on, there are people who have made a successful career of investing in that type of property.

Now, one question I am asked of people who are new to commercial real estate investing is this: What?s the best type of property to focus on?

My answer is raw land or agricultural land that can be rezoned. Why? Because while the challenges are many, the profit upside is huge.

So in closing, while there?s opportunity everywhere, it will pay to remember the words of the Zen monks:

?He who tries to catch two rabbits, don?t catch any.? Focus on specific type of property and give it all your attention.

About the Author:

Tony Seruga, Yolanda Seruga and Yolanda Bishop of http://www.maverickrei.com specialize in commercial and investment real estate. As of May, 2006, they and their partners are managing over $600 million dollars worth of new projects.

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Top Two Negotiation Tips For the Commercial Real Estate Investor

Many great commercial real estate investors rely on sharp negotiation skills to get the terms they want on a deal. They are fast on their feet and know what they want going into the deal. Good negotiators know what they are and are not willing to do when going into a negotiations setting.

Commercial real estate allows for all sorts of terms to be discussed. There is the obvious price factor, but then there are down payments, taking back seconds, taking over existing debt and mortgages, short term and long term owner financing, conditional clauses and a myriad of other factors that can make negotiations quite involved, and interesting.

Some deals are easy as both parties can agree on the terms very quickly and see the deal eye to eye. Or, the terms are so simply negotiated that each party is willing to give a little for the well being of both parties.

Then there are the deals that are hard, long, and difficult to negotiate. When two parties simply don’t see eye to eye, you can bet that tough negotiations can ensue. There may be factors that a party will not be willing to budge. These are known as bottom lines- they are not willing to go any lower or negotiate further on an issue. If the commercial real estate investor is tough, they will be willing to walk away with the deal on the table. You cannot involve personal emotions or interest in many commercial real estate deals because it causes for messy negotiations with unclear thinking and motives. You can bet your decisions will not be backed by solid evidence and supported justifications when personal emotions are involved. There will always be another commercial real estate deal around the corner.
With negotiations being such an important aspect of the commercial real estate investor’s livelihood and success, it is highly suggested that no one else does the negotiations. The person making the deal should be the one negotiating. You may have your lawyer or accountant there for consultation or support, but always do negotiations yourself. It will be far more effective.

There are absolutely two things you must do when headed into a negotiations situation- regardless if you think negotiations are going to be simple or challenging. The first is to always be prepared through homework and research. The other is to take your time. These two points seem rather obvious and simple at first glance, don’t you think? I wonder then WHY so many people refuse to do these two things before negotiating a commercial real estate deal, or any deal at all.
For example, would you go to purchase a car without knowing what it is that you want, what price you are willing to pay, and what the average purchase price was for the car that you wanted? I would hope not.

Coming prepared may require extra work on you and your team, but it is absolutely worth it when you want to make a deal happen. Understand what the other side wants and what they are going to do with the results. Did they have prior problems or have future goals? How does this deal pertain to those factors and what can you do to either help or hinder their operations?

Perhaps you can sweeten the deal with something they need or play hard ball by bringing up a topic that will force them to sway in your favor.

How would you handle their predicament any other way? You must know what you want and know their situation even better than they do. If they do not come as prepared as you, you will definitely have the upper hand. By understanding their situation you know how to maneuver around them and get what you really want- no matter what.
The second tip is to take your time. Many people go in and want to get the negotiations over and done with quickly. This is not to your advantage. You want to think of all avenues, have time to think and the other party thinks of any ramifications the deal might have. If you need to pull a factor in your favor, the longer you take and more time you spend negotiating, the more the other party realizes that you are going to get what you want, or no deal.
When you better understand the urgency, the true urgency of the other party (by coming prepared) you can better judge how to react to their demands. Always take your time, take it one point at a time and don’t rush it. Top negotiators would say this is your best approach.

How successful are you in your commercial real estate negotiations? Do you find yourself not being prepared and rushing through? Or do you take the time to perform pre-negotiation research and go into the negotiations calm, cool and ready to take things slow.

Try these negotiation tips and see how you can improve the outcome of your deals. Sell yourself and your needs and understand the other parties needs even better than your own and most likely you will come to a fine agreement- or at least one that falls in your favor.

Tony Seruga, Yolanda Seruga and Yolanda Bishop of http://www.maverickrei.com specialize in commercial and investment real estate. As of May, 2006, they and their partners are managing over $600 million dollars worth of new projects.

About the Author

Tony Seruga, Yolanda Seruga and Yolanda Bishop of Maverick Real Estate Investments, Inc. work with builders, developers and other players in the commercial real estate industry to acquire and develop properties. They use progressive investment strategies that have proved extremely profitable. In addition to their own deals, they teach both seasoned and inexperienced investors how to be big players in the game. Visit the website for more info.

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Rebuilding commercial real estate in Rajarhat

WITH well-recognized commercial destinations including Park Street, Chowringhee Road and Camac Street, its time for the IT/ITes business sector to add to the growth of the City of Joy, Kolkata.

The realestate sector is going to be set up at Sector V and Rajarhat, while corporate office demand is more subdued in and around Park Street. However, the Park Street is not likely to loose its relevance but will accomplish signs of a prospective change.

Even rental values have appreciated rapidly due to large-scale commercial developments with Rs. 43 in Salt Lake and Rs. 45 in Dalhousie Square, which was once known as the bustling epicenter of English colonial and trade. However, the most surprising rise has come in the rentals of Park Street, where the values are believed to be 63% above last year.

With SEZs, IT Parks, hotels, retail malls and commercial complexes, Rajarhat has everything you would expect of a much larger place. At every step you take, you will feel the tremendous influence this location exerts. Undoubtedly, this well balanced approach adds to the possibility of commercial office demand shifting along with giving a boost to residential property requirements. Park Street remains the most happening place in the whole of Kolkata where substantial contrasts emerge. Perhaps, this is what going to help this place and its adjacent locations to come out as retail high street locations.

The government will also provide funding for the development of Rajarhat and is all set to invest in infrastructure and its accessibility. The prospects for a complete makeover of the city seem to be brightened. The fast flourishing city will soon have better road connectivity through the proposed outer ring road starting from Barasat Bypass in the north to National Highway 117 at Shirakol in the south.

As these changes take place, the banking and insurance sectors will continue to drive demand in the CBD. Drop in new stock as well as low vacancy rates will bring about a rise in rental and capital values.

About author

By Suraj Kumar Singh is an associated editor to the website http://www.indianground.com India Properties .Indian Ground is dedicated to explain all your related queries for buying residential properties with the latest news updates on commercial properties in Kolkata. Your feedback will be highly appreciated at “kumarsingh.suraj@gmail.com?.

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Commercial Real Estate Loan Strategies - The Value of Using Stated Income

The use of “Stated Income” (no tax returns and no income verification) commercial loans is a critical strategy to avoid several commercial mortgage loan problems. For example, many borrowers will simply not qualify for a commercial real estate loan if tax returns are used due to high business expenses (and low net income). This article will describe what differentiates a Stated Income business loan from a conventional or traditional business loan.

Very few traditional banks use Stated Income for a commercial real estate loan. Many/most commercial lenders will perform a thorough income verification as part of their underwriting process. Most non-traditional commercial lenders do not require tax returns or any income verification for a Stated Income commercial loan. Traditional bank commercial loan underwriting conditions will typically include copies of tax returns as well as a requirement to sign IRS Form 4506 which authorizes the lender to obtain tax returns directly from the IRS. Some lenders require this form in addition to current tax returns. The more devious use of this form is when lenders make a point of not requiring tax returns but separately ask the commercial borrower to sign this form. The most common explanation in asking for this form will involve the words “routine request”. This will usually occur just before the final closing and be further characterized as “one final small detail”. In reality IRS Form 4506 is neither “routine” nor a “small detail”. The use of this form is a lending practice that can have a potentially detrimental impact on a commercial borrower’s financial interests. In contrast, for most non-traditional commercial lenders, IRS Form 4506 is not required for their Stated Income business loans.

The value of using Stated Income does not end when the commercial loan closes. Many/most traditional banks require income verification/audits even after the commercial real estate loan closes. Most commercial borrowers won’t believe this until it happens, but many traditional commercial loans will have covenants stipulating that the lender must receive financial data even after the loan closing and that the loan can be recalled (forcing the commercial borrower to pay the bank back early) if the audit of this data is not satisfactory to the lender. Most non-traditional commercial lenders do not verify income either before or after the Stated Income commercial loan closes.

I have prepared a Special Report entitled “The Top 5 Reasons that Banks Decline Business Loan Applications and the Top 5 Strategies for Converting a Declined Loan into an Approved Loan”. One of those five reasons is that loan underwriters find something on a tax return that disqualifies a borrower under the bank’s lending guidelines. This “something” will frequently be insufficient net income, but when loan underwriters look at tax returns, there are many other possibilities which produce a similar result. If the commercial borrower is applying for a Stated Income business loan, this situation will not occur because tax returns will not be included in the commercial loan underwriting process.

Many commercial borrowers should be interested in strategies for preventing a lender from obtaining their tax returns directly from the IRS or preventing a lender from forcing a long-term loan to be repaid early. Stated Income commercial real estate loans provide a viable commercial financing strategy to alleviate concerns about these issues. Stated Income business loans are no longer just a strategy to help a commercial borrower that could not obtain a commercial loan any other way. Stated Income commercial loans are now increasingly viewed as a a vital method to protect the commercial real estate borrower’s overall financial interests, both before and after the loan has closed.

Copyright 2005-2006 AEX Commercial Financing Group, LLC. All Rights Reserved.

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Make Easy Money Online: Become a Commercial Real Estate Property Scout

There are lots of ways to make easy money online. I am sure you have seen many of them in your email inbox.

One opportunity you may not be aware of is becoming a Commercial Real Estate Property Scout.

What?s a Commercial Real Estate Property Scout?

It?s a person who finds property for investors which meet a specific acquisition criteria.

Here?s the deal: This opportunity has nothing to do with sales, data entry, or any of those other possible questionable online business opportunities you may be aware of.

A Property Scout uses the Internet to search real estate listing databases for properties which meet the investors criteria. There are literally hundreds of these databases, many of which are free to use.

Advantages of the Opportunity

There are many things which make this opportunity attractive.

First, the price to get involved is very modest. It?s under $100 dollars.

Second, the money is really good. Frankly, there?s no comparison between what you can earn doing this and all the rest of the opportunities combined. It truly is one of the ways to make easy money online.

You can really earn hundreds of thousands of dollars a year.

Third, the support the company offers is incredible. While they won?t handhold or baby sit you, they will provide the weekly training, personal direction and weekly Q&A so that you can be successful?that?s more than any of the other opportunities do.

The fourth thing, is that you really can do this from home. There?s no travel involved. Plus it really only requires about twenty hours a week of work on a consistent basis.

The best part for me is that the company, Maverick Real Estate Investments, isn?t one of those schlocky companies promoting the next business opportunity. It?s real. And they sincerely want to see you successful because the big money for everybody involved is made when you find a promising property.

They?re committed to training you to be successful at it.

Maverick Real Estate Investments is in the commercial real estate business. That?s their purpose. And they?ve set up this business opportunity, so that they can attract people to help them find properties which fit their profile for acquisition.

It makes perfect sense if you think about it.

Disadvantages of the Opportunity

Are there bad points? Yes, a small one. But you really can?t blame the company for it, it?s just the nature of the commercial real estate industry.

If you need to make money right away, this is not the opportunity for you. Patience is key. While you can realistically make six figures and up a year, the fact is it takes time to find a property the investors want to acquire. It has to fit their profile (which they?ll thoroughly train you in).

And even when you find a property that meets their profile, they need the time to do whatever it takes to turn the property around which could take as long as 18 months to do.

But still, you have to admit it?s really good money. And let?s face it, you were to go into business for yourself, it would take that long AT LEAST to turn a modest profit?and nowhere near the money you?d earn as a Property Scout.

Now, they do offer an interesting way for you to get paid faster. But I wouldn?t recommend it, unless you really needed the money. You can get paid $15,000 when they buy the property and $15,000 again when they sell the property. It?s good money, but they prefer you to be partner with them and pay you when they sell the property and there are profits to be dispersed. It eases their cashflow.

Summary

In nutshell, this opportunity is legit. It?s lucrative. People ARE making money?and a lot. And it?s a profession which you can easily do from home using the Internet. Although it?s not perfect, it?s one of the few easy ways to make money online which is realistic and easily doable.

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Profit From Commercial Real Estate Investments

Property investors have now turned their attention towards the lucrative deals presented by the commercial properties. This sudden interest is the result of the option to diversify your property investment portfolio, along with a high income and tax breaks. However, it is advisable to conduct a research before taking the plunge.

Commercial properties include hotels, malls, medical centers, retail stores, business and industrial property. These are operated for a profit from rental income or capital gain. Some common commercial property types are:

- Apartments and multi family units: These are the first choice of investors. Apartment financing and management is very similar to that of residential properties.

- Mobile home parks: These can be a profitable investment option especially if you own the land and sell the mobile homes.

- Retail properties: More than one tenant occupies the premises and it is utilized for retail transactions.

- Offices: This category includes suburban garden offices, suburban high-rise offices, medical offices and central business district offices.

- Mixed use properties: These properties are a combination of all the above property types.

- Health care units: They include assisted living centers and congregate care centers and nursing homes.

- Hotels: The properties are categorized as either limited service or full service.

- Industrial premises: These properties can be used solely for industrial purposes.

- Self-storage units: The consumers use them for personal storage or for lease.

- Other specialties: These include oil change facilities and gas stations.

According to a reputed New York based real estate research firm, the price of apartment complexes rose by 26%, retail properties by 14%, industrial properties by 21% and office buildings by 6%, in 2004. Commercial property investment is very profitable but it is a complex business, as compared to investment in residential properties. There are number of factors that affect the property evaluation of commercial premises. It pays to study the market and tread cautiously.

Boom in commercial real estate property:

Commercial real estate includes, but is not limited to, properties used for educational, medical, commercial or industrial purpose. The properties are usable in business or trade and can be sold or bought in the real estate market. The improvement in the economy and growth in business ventures are responsible for the revival of commercial real estate. Another important reason has been the continuous flow of new investment capital. This capital is sourced from people who seek higher returns from large investments. The areas that come under the category of ?commercially profitable? carry a higher evaluation, as compared to other properties in developing areas. The rates for commercial real estate properties are calculated differently from the method adopted for residential properties.

The rental yields are better for commercial properties and the monthly cash flow is more than that of residential property investment, in the same area. The quoted expectation of returns depends on the kind of business that would be transacted on the premises. The profit from commercial real estate investments is definitely much higher than profit generated from investments in residential properties. Investment in commercial real estate is as lucrative as investments in stocks and bonds.

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Buy Property at Low Cost Finance on Commercial Real Estate Loan

Buying a property for commercial use requires huge funding. Even if one has enough sources to finance the project, one would like to save the money for further investments in the property and instead take a loan. Commercial real estate loan is especially meant for issuing a loan for buying a property for its commercial use.

Which property is mostly preferred by the lenders? Usually a property having the capacity to generate substantial income or the property having prospects of earning good income is preferred over any other property for offering commercial real estate loan. So before applying make sure the property you intend to buy has potential for assuring profits. Such a property makes commercial real estate loan taking a lot easier.

Commercial real estate loan requires a collateral as huge finance is at stake for the lender. Usually the property to be bought is placed as collateral. The deal papers of the commercial papers are taken in possession by the lender only to be returned when the loan is completely paid off. This means the borrower should always be cautious in timely repayment of loan installments as otherwise lender will repossess the property for recovering the loaned amount.

Lenders provide commercial real estate loan anywhere in the range of ?100000 to ?300000. Greater amount also can be availed depending on the type of the property and repayment capacity of the borrower. Because the loan is fully secured by the commercial property, lenders offer lower interest rate which can be further reduced on comparing different lenders.

There is a larger repayment term ranging from 10 to 30 years for commercial real estate loan. This larger duration enables in spreading the loan installments and monthly installments get reduced for the convenience of the borrower.

Make sure that you have taken into account the feasibility of the commercial property you intend to buy. You should keep your documents ready in case the lender asks for them. Also remember that the commercial property may take time to generate income. So by that time you must have enough money to pay off the loan installments as the loan would be used in buying the property. You may have to make a down payment of 20 percent of the commercial property value. Lender may ask you to give tax records of the commercial property for assuring that investment in the property is safe for the lender and for borrower as well. Bad credit is no impediment in offering commercial real estate loan as the loan is fully secured.

You should search for the suitable commercial real estate lender extensible on internet before settling for a loan deal. Look for the interest rate and apply to the lender offering lower rate. Online lenders process and approve the loan faster so prefer applying to them.

About the Author

Tim Kelly is an expert in finance having completed her LLM in Finance (Master of Laws in Finance) from Institute for Law and Finance at Frankfurt University. To find Commercial real estate loan, Commercial small real estate loan, Commercial construction real estate loan, Refinance commercial real estate loan in UK that best site’s you need visit http://www.commercialrealestateloan.co.uk

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Indian Real Estate: Retail, Commercial Space Demand Fuels Real Estate Growth

The three primary segments of real estate development in India, with a focus on demand for residential, commercial and retail use is reported to be sustaining a strong growth in the realty sector, till at least the year 2010.

Reports released by Knight Frank, a global real estate consulting group say, the real estate segment in India is growing overall at an annual rate of 30%. Ranking India fifth in the retail sector from amongst 30-emerging global retail markets, Knight Frank predicts a 20% growth rate for the organised retail segment by financial year 2012, indicating the retail industry will witness over a Rs. 100-billion investment up to FY-10.

Presently, 30-million sq. ft. of available mall space in India is expected to increase to 100-million sq. ft. by FY-10. Of the total mall space to be developed, around 75% is in cities like Mumbai, Pune, Bangalore, Hyderabad and NCR. The rest will be in Tier-II and Tier-III cities of Nagpur, Ahmedabad, Chandigarh and Ludhiana.

And, over the next three years, 300-malls are to be developed in the country, with the Merrill Lynch report on real estate trends predicting malls in the five cities of Mumbai, Bangalore, New Delhi, Hyderabad and Pune to reach up to 250 in number by FY-10. Then too, recently, Reliance Industries announced its retail venture with pan-India footprint covering 1500-cities and towns that will involve an investment outlay of Rs. 25,000-crore.

In the commercial space segment, business opportunity is led by the unprecedented outsourcing activity in the country that in turn is driven by Information Technology (IT) or IT-enabled services. Many global firms are setting up back offices and outsourcing their work to India. According to research carried out by Knight Frank, as the trend gathers pace, commercial space requirement will expand to 100-million sq. ft. by FY-08. Of this, almost 75% to 80% will be contributed by the IT / ITES industry.

Industry feedback and business associations indicate that a large number of firms have evinced interest in setting up special economic zones (SEZs). Growth in this sector is being fuelled by incentives given by the Government of India, which has attracted huge foreign direct investment. For example, the Dubai-based real estate major Emmar group is busy setting up SEZs in Haryana at an estimated investment outlay of $1.5-billion.

While, investment in the residential segment is estimated to cross the Rs. 9,000-billion mark in the next five years, the number of households that are estimated to be built in the next five years stand at over 5-million. And, all this real estate construction is expected to create a surge in the growth for demand of raw materials, such as cement. The cement consumption projections by National Council of Applied Economic Research (NCAER), on a conservative basis have placed cement demand at 225-million tonnes by FY-11. Moreover, if the government goes ahead with infrastructure projects in as big a way as planned, cement consumption is pegged to be at a much higher level than 291-million tonne.

For more information on Real Estate Agents, MLS visit Propertiesmls.com

Source: IndiaRealEstateblog

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Commercial Real Estate-Traditional Lending vs. Private Funding

Traditional bank and institutional lending has become outdated in some respects and does not always meet the needs of potential commercial customers. Private investor funding has filled many of the gaps while making investing easier and profitable for all parties involved. Although private funding is not actually lending by definition it is still a highly viable alternative.

The typical traditional bank loans take 3 to 6 months to close. The obvious constraint is if your deal needs to close before 3 months or if the seller is anxious to close in a fast time frame. Private funding typically takes 30-90 days to close and the right mix of information, opportunity and ?right-time-right-place? has seen private deals close in a manner of days!

Most commercial lenders have very specific guidelines on documentation of the source of income or proof of asset ownership. Obtaining these documents from the current owner(s) is a big challenge if not impossible. Tax returns and additional personal information are sought but few are willing to open up their finances to just anyone. Private investors tend not to look at past performance of the property but seek a good analysis of what the future potential is. Be prepared with a sound business plan!
Many borrowers can?t qualify for traditional commercial loans if they have existing high business expenses. Again, existing financials need to be examined by the bank to determine if prior performance indicates worthiness for the loan. This time it?s your financials under the microscope. This type of information is useful in proving yourself to private investors but not required.

Special business properties such as mobile home parks, restaurant /bars, cash businesses, new development construction projects, nursing homes, assisted living centers, etc. may be outside of the traditional lenders interest. The reasons differ but are often related to the perceived risk or lack of knowledge about the type of investment. Again, private investors are more interested in your plan and its soundness rather than the category of property.

Relative short balloon payments on special purpose business loans are fairly common with traditional loans, some due in as little a 3 years. If your business plan does not specifically show how returns on the profitability of the property will support the balloon payment the loan is often denied. Private funding may also have balloon payments but you can always seek a different structure that fits your needs and plan rather than trying to plug your plan into an institutions way of doing things.

Assumability of the loan is not often offered with commercial loans. If your plan for the property includes later selling it for a profit you need to consider how potential buyers will finance the purchase from you. If you cannot transfer the loan to a qualified buyer you will be at the mercy of them obtaining a loan from an institution and meeting all of their requirements. This is time consuming and costly for the borrower creating a delay in you moving on. Conversely, private funding can often be structured so that you may transfer your existing agreement to another without any of the constraints.

Banks and lending institutions often monitor their investments by requiring ongoing financial reporting requirements. Although they are not a partner in your venture they behave like they are. Until you break free from the loan this monitoring relationship will continue. Private funding investors may also require periodic financial reports but as long as the agreed terms of the funding are being met they may have little interest.

Some institutional lenders still require the borrower to live in the same state as the property. In today?s realm the reasons for this requirement are lost. Legal issues may be a bit easier to deal with because of the requirement but not enough to limit the borrowers to properties in their own state.

There are many more differences between traditional loans and private funding. The differences usually favor the non-traditional private funding world. You may pay slight more for private funding overall but if you can?t qualify for a traditional loan, or the timing will not work you should not even consider cost when comparing the two options.

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1031 Exchange for Commercial Real Estate

A 1031 exchange is defined under section 1031 of the Internal Revenue Code. This code states that if an asset, usually some kind of real estate like land or building, is sold and the proceeds of the sale are reinvested in a similar kind of asset, then no gain or loss is recognized, permitting the deferment of capital gains taxes. A 1031 exchange is also called Like Kind exchange.

If an investor buys a commercial property and sells the property profitably after a period of time, he has to pay capital gains tax on that amount. But if the investor invests the amount in another commercial real estate, then he is not required to pay any tax, in which case, he defers his taxes till a later date.

To qualify for a 1031 exchange, both the relinquished property and the replacement property must be held for investment or for productive use in some business. You cannot exchange a personal residence. Once the investor decides to pursue a 1031 exchange, a Qualified Intermediary (QI) has to handle the proceedings. Then the commercial property is put on the market and the offer to buy the property is accepted. Escrow for the sale is opened and a preliminary title report is produced. The QI sends the necessary exchange documents to escrow closer for signing at property closing. Within the initial 45 days after the close of escrow on the sale of the handover property, the investor has to identify a replacement property as per law. Within 180 days after the close of escrow on the sale of the relinquished commercial property, the investor closes on replacement property that was identified by them, thus completing the exchange.

The most difficult part of 1031 exchange is the identifying of replacement property by the investor within a period of 45 days following the sale of the commercial property. The Internal Revenue Code is very strict and no extensions are allowed. It is best to carefully think about your replacement property alternatives before you chose to sell your property.

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SPECIAL WELCOME to Appraisal Scoop’s Newest Author- David Towne of http://www.towneappraisals.com/ This is one of those dont shoot the messenger type articles. It contains true information that most appraisers may not know, or think they know, incorrectly. But if you…

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Winning The Commercial Real Estate Game

The game of commercial real estate can be won in many ways. It?s more of an essay test than true or false. There?s definitely more than one correct answer. A large percentage of the world?s millionaires earned their wealth through real estate investment. While nothing is a sure thing, real estate offers many opportunities for the savvy investor. Whether you want to build wealth or simply maintain it, there are several strategies that you can implement to get where you want to be. Where should you begin? You don?t want to put your hard earned money into a dead market. You want to protect what you?ve worked so hard for. Let?s look at a few of the more popular methods for investing in commercial real estate.

One of the more classic approaches to commercial real estate investment is the buy and hold strategy. In this maneuver, you buy property that is valued at a fair price. It may be a few miles away from town or outside of a development area. You then simply hold the land for a number of years. While you do this, the city comes to you. Developments are going up all around you. Yours is the last piece of raw land around and every developer in the state wants a piece of it. You, the genius entrepreneur, then sell the land for millions more than you pay for it. It couldn?t get much better than this. While this is obviously the ideal scenario, it can work like this. As you know, land is the only commodity that they don?t produce any more of. Therefore the price of your land will eventually go up.

While there is a great deal of money to be made in this sort of venture, it can take a long time to mature. This is great for someone who has a big chunk of money that they want to sit on for a few years. There is no set time limit as to how long it will take you to win. You basically have to go with your gut on this one. Should you sell it five years from now for twice what you paid for it? What if in year six, Wal-Mart wants to move in and pay you 10 times what you paid? There is really no way to know. You have to get out when you feel the time is right. Look for the signs around you. If the trends of development in your area are coming towards you, wait for a while. If you?ve had the land for ten years and the city that you just knew would be the next boomtown turned into a ghost town, you might want to get out. This strategy can produce a great return and it?s a pretty passive source. You don?t really have to do anything except buy the land and wait.

Another great way to invest in commercial property is through the rehab market. This is where you buy a run-down property that needs a lot of work done. You fix it up with a little elbow grease. Then after it?s up to par, you put it back on the market and make a tidy profit. This is a growing segment in the real estate industry. There is a definite need for this as property is always getting old. The most important thing to remember in this type of venture is you make your money when you buy the property, not when you sell it.

You must find properties that are undervalued. If you overpay, no matter what you do to the property, you?ll still come out behind. You need to find properties that need a lot of work. This has the highest potential for a great return. Don?t get involved with a property that just needs a new coat of paint and the yard mowed. This will not make you any money. In fact, you?ll most likely lose money. Stick with the properties that need the most TLC and you?ll come out on top.

Another popular strategy is that of quick turning a property. This involves finding distressed properties. You search for a great deal that is extremely undervalued. This could be a property that is facing foreclosure or a bankruptcy. Someone may take a significant cut in the price in order to get out fast. This can benefit you, the investor, greatly. You then take the distressed property and put it back on the market quickly. Since you don?t have to sell quickly, the property will get fair market value and you can make thousands of dollars in profit. As with rehabbing property, the key is finding cheap properties that you know are worth more. This is where all of the money comes from in this type of transaction. If you know the market, you can do very well with this type of deal.

For investors that already have a good sum of money saved up, there is another form of investment that is very appealing. Professionals who want another steady income can invest in expensive real estate that is already a great performing asset. This could be a luxury apartment complex or condos or any number of properties. The investor then takes over the cash flow that is generated by the subject property. They will most likely leave the existing property management in place and just take the steady cash flow. This is a great form of investment for those that are looking for a passive source of income from their investment. People who would benefit from this are usually very busy and already successful in some other walk of life. They understand that the only way to create wealth is through multiple sources of income. Diversification is the key.

Whichever method of commercial real estate investment you decide on, make sure it?s the right one for you. Consider all the factors carefully before making your decision. Just remember that you too can succeed in real estate investment.

About the Author:

Tony Seruga, Yolanda Seruga and Yolanda Bishop of http://www.maverickrei.com specialize in commercial and investment real estate. As of May, 2006, they and their partners are managing over $600 million dollars worth of new projects.

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Commercial Real Estate - Hard, Hard, Hard Money Loans

Financing for commercial real estate is a completely different game when compared to residential mortgage loans. It moves much faster and is much more flexible.

Commercial Real Estate - Hard, Hard, Hard Money Loans

When purchasing commercial real estate, financing is the most significant factor in determining whether the project is worth pursuing. Although there are a variety of commercial real estate loans on the market, we are going to look at hard money loans in this article.

Hard money loans for commercial real estate are often a matter of last resort. They aren’t good deals, but they can save a financing situation that has gone critical. Most hard money loans come with significant upfront costs and astronomical interest rates. When you are facing the prospect of losing a commercial property, however, they can be a godsend because they also are granted very quickly.

Hard money loans are considered very risky and are issued by private financing groups, not banks or lenders. The loans tend to be only available as the primary loan on the property, which isn’t that rare a situation in commercial property.

Unlike home loans, hard money loans are all about the potential sales price of a piece of commercial real estate. The party considering lending you money is not going to look at the appraised value of the property. They are going to look at the probably sales price if the commercial real estate has to be sold a few months after making the loan. Depending on the condition of the property, this figure will typically be between 50 and 75 percent of the appraised valued of the commercial property.

Put another way, a hard money loan is a short-term loan designed to get you past an immediate problem. It is undeniably a loan of last resort and is not an ultimate solution to a financing problem with a commercial property. It does nothing other than buy you time, and at a fairly hefty cost. If you are in a tight spot and can resolve the problem with a few extra months time, a hard money loan may be the answer.

About the Author

Dan Lewis is with Great Western Mortgage - San Diego Mortgage Brokers - providing San Diego home loans. Great Western Mortgage is a San Diego mortgage company writing San Diego mortgages and San Diego refinance and home equity loan.

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