Seventeen years ago, two middle-class professionals, both classmates at the same state university in Arizona decided to become real estate entrepreneurs. Each had married in their late 20s and moved to the Phoenix suburbs to raise a family.
Both made comparable pay in the six figures; one had a degree in computer sciences which entitled him to a higher salary earlier on, enough to pay off any student loans relatively quickly.
The other worked in medical sales and had a healthy respect for debt as he was in crippling student loan debt as he took on a graduate degree that didn’t pay for itself, unfortunately.
Then the Great Recession came in 2008. One investor was wiped out financially, divorced, and had filed for bankruptcy living in an apartment with a roommate. The other prospered and went on to build a multi-generational investment company.
Have you ever wondered to yourself “if the barrier to entry is so low, is it really a good investment?”
The things that seemed so easy at first wound up teaching the most expensive lessons later. The problem is that 17 years later, means less time to make it all back again or at least try to before it’s too late and there is only time to arrange to pass it to someone else.
The only investors who succeeded were the ones who knew all about buy-side real estate finance, such as performing valuations and raising capital. And the learning of all aspects usually is a result of from practical experience in each is a matter of many years, or working at a prestigious, bulge bracket investment bank.
Ten years ago, I wrote a book that showed ordinary investors to prosper in real estate – safely – by not becoming landlords. They wanted to know the alchemy behind the private mortgage business. How we made passive monthly income on the interest rate spreads, the points, and other fees that make bankers rich.
This is why I’m re-releasing my first book – which is still really expensive right now on Amazon. It’s called Making The Yield: Real Estate Hard Money Lending Uncovered. In this book, I detail all of the steps you need to start your own real estate private lending business based on my experience, not only lending out a lot of money but cleaning up a lot of other hard money lenders’ messes back in 2008. I know what goes wrong, and how.
This handbook is expensive for a reason.
The lower and middle class like to speculate on single-family homes. It’s like playing Monopoly for them. But they only have one asset to use for property acquisition.
Their personal credit.
This is the difference between the wealthy and the middle class. The wealthy use influence to raise money in the form of equity and private debt for their projects. The middle class uses their W9 income and their personal credit to get loans from banks.
These middle-class investors then go on to risk their credit and retirement by renting to tenants who are poorer and have worse credit than they do. But that only goes so far and that has vicious recourse if the banks change their minds as we saw in 2008. If the pandemic taught us anything is that political risk is real and local governments can remain irrational far longer than you can stay solvent as a residential landlord.
After I closed my second institutional distressed real estate credit fund, I was compelled by many investors to write the handbook on how to make private equity-based loans against residential real estate at low loan to values or LTVs. A handbook for aspiring fund managers looking to make private loans against real estate. Private credit has been around since Moses. This book discusses how to do that in real estate without losing money.
What these everyday people with little-to-no-financial backgrounds DIDN’T want was a condescending textbook filled with terms and a lot of math that no one could understand.
Simply put, how do you make these loans in a way any investor could understand. Remember, it’s real estate and, it’s not that hard.
Accordingly, this book also was one of the most expensive books on the subject, and THE book that’s responsible for hundreds of millions of dollars raised correctly and conservatively invested into residential real estate for passive income and fees.
Everyone on earth understands real estate at a visceral level. And you only have to sneeze today to get a piece of the $20 trillion IRA and 401(k) market that is truly scared of stocks and is looking to put it into real estate. And now you have the geopolitical winds at your back!
This could be in your hometown. Imagine for a moment understanding how to harness just a small crumb of that to leverage into a legitimate real estate private finance company?
Or you can deal with tenants and toilets? How about local protective politicians who dictate when you can get paid rent?
Because this book is the evolution of the home flipper to a real estate private financier. And you can only say you’re a real estate private financier if you know what you’re doing. Otherwise, your tenants are poorer than you are, and that never makes good economic sense over the long term.
Because if you’re successful in residential real estate, at some point, you gain some notoriety and people want to give you money. You are elated, but at the same time frustrated as you don’t know what to do first, or how to even structure anything legally to accept capital credibly.
The pressure is on, but eventually, the bow breaks and you dive headfirst without an Owner’s Manual making loans into things you probably kinda shouldn’t have. Like comingling funds and not doing things correctly, you know, figuring it out on your own.
But really, your juggling sticks of dynamite. One painful and expensive mistake at a time. Then the housing authorities and state regulators get involved. And suddenly, you’re lying in a pool of sweat you never intended to be in the first place.
The antidote? Once you understand the methodologies behind valuing assets, managing, and raising capital for your private mortgage pool, you’ll come to the evangelical realization that you can apply most of the same conventions to lending on far more profitable commercial real estate to raise money perhaps for more qualified longer-term investments with tenants who are richer than you are. Make sense?
And of course, that’s where the bragging rights come in for you.
Think about it, even starting out is more difficult because you as a novice or experienced residential landlord depend on banks for loans, and must have good credit, of course.
On the other hand, if you’re a Private Real Estate Financier, you are the bank. Because nobody cares about your credit anymore. YOU are in control. Now stay with me here because it gets even better.
If you are a residential landlord, it’s also very competitive. You are forced to pay close to retail for single-family and townhomes to rent out to poor people. That fear of missing out ruined a lot of people’s credit evaporated any assets or savings they had, and splintered marriages during the 2008 Great Recession.
Private Real Estate Financiers control the basis or price you invest or lend at. The lower the loan to value, the lower the risk. Because you control the risk now and you sleep better at night.
Then there are the obvious taboos. Behind your back, residential landlord’s friends think you foreclose on single mothers and veterans. Maybe because they rent to questionable tenants such as friends and family which always ends in disaster. Or lease to Section 8 crackheads.
Of course, you’ll much more respected and influential amongst your peers and high school exes as a Private Real Estate Financier.
Then there’s career fatigue. Your business never evolves. You’re pigeonholed with the rest of the public school kids in one asset class that no one ever really got truly wealthy owning: single-family homes. Because it’s only scalable to those who flunked math (or borrow at 0% from the Fed).
As a Private Real Estate Financier, you evolve to the point where you can fund anything you want to. Now’s the time to start thinking about syndicating your own retail center or racehorse, for example.
If the pandemic has taught us anything is that in some parts of the country, your tenants now rule the roost; your tenants can now pay when they want. And governments can be irrational far longer than you can be solvent. Bankruptcy unfortunately is imminent for many residential landlords because of this.
If you’re a private real estate financier, you have stronger protections to foreclose being a first lien holder on a private loan as evidenced by the pandemic. So there’s less risk to your ego and valuable reputation. Yes, your borrower can block and tackle a little, but we address how to manage that in the book because you have far more rights and remedies than any landlord have.
Then there’s the legitimacy of you and who you network with. Residential landlords are forced to deal with sell-side flunkies such as listing agents and shady “bird-dogs”.
If this made you laugh, then this book is for you. Its time to become a Real Estate Private Financier.
Then there are the choices you have. Different skills and talent stacks create more opportunities but insulate you from risk. For example, as a financier now, you have choices others don’t. Because 97% of residential landlords never leave real estate “high school” in life. They refuse to evolve to try to remove the political and headline risks they implicitly take on as landlords.
You Should Know The Reason Why
Even the business model of being a residential landlord doesn’t make sense to those today.
The middle class has only one asset: their personal credit – that they use to buy houses to lease to poor people – with worse credit.
How do you sleep at night knowing your tenants are poorer than you AND can destroy your credit – at their whim?
Financiers are what we call on Wall Street the “buy-side”, so you hold all the gold and make the rules. Because there are fewer of us. We are the money managers, and the capital comes to us. Only, if you use the appropriate dog whistles…
“A financier, whose dealings with the world are more abstract than any other practical man, is also more powerful than any other practical man. He can deal in wheat or cotton without needing ever to have seen either: all he needs to know is whether they will go up or down.”
Private Real Estate Financiers create a talent stack where your influence as a financier is your best asset. They brand themselves differently and are distinguished. Because financiers have discretion and prestige as we discussed prior.
Newer residential landlords have another problem at the auctions. They’re forced to compete at foreclose auctions with “foreigners” who seem to have bottomless cash.
Private Real Estate Financiers have more opportunities because of their new skills. You can now cross over like a country musician into other private asset classes to raise money in. Like commercial real estate, for example. You’ll understand the basics of credit risk and other critical “buy-side” skills not too many people really have in this business. Because we all know anyone can get a real estate license and still not make any money…
Now you know who holds the real prestige in real estate. Click here to become a Real Estate Private Financier.
Residential landlords usually have a tougher lifestyle. Usually, they manage their own properties for two reasons: they overpaid for the properties
or are unhappily married.
Private Real Estate Financiers love their lifestyle and beautiful spouse more because they can do a lot more with a hell of a lot less and make multiples on other people’s money without having to take on tenant risk, interest rate risk, management issues, and other headaches that don’t plague the established private money managers. Because again, you’re the bank now.
If you’re a financier, you are perceived to have much more than wealth, but influence. After all, there is nothing more prestigious than having someone else trust YOU with their life’s savings. Think about that for a moment.
Within this book, you’ll discover how to create your fund and attract qualified investors, how to select rehabbers and others to lend to, what exactly you should be lending on… What never to lend on. You’ll understand clearly how to structure the risk away from you and your investors, so you don’t get hurt, and how to time the closing of the fund to reap maximum profits for you and your investors with very little overhead.
Before I get further, let me assure you, not everyone was always hitting grand slams in this niche.
In 2011 my partners and I launched an institutionally backed $15 million fund that was designed to buy out smaller, defunct hard money funds that were going under. They were either facing regulatory issues at best or illegal fraud at worst. Everything we learned on – what not to do – is the reason why I wrote this book. Think of it as $15 million of research and development into this how-to manual so you don’t make these same mistakes.
People who had no idea of markets would make loans willy-nilly – using their family and friends’ money – without understanding what could go wrong. The conclusion? They would lend to the wrong people in the wrong areas.
If you want to start a new career in the prestigious private credit business during a real estate downturn – this is your time. You’ll discover how to make the fastest money there is in the real estate space by thinking like a bank – not a Realtor – making points, fees, and interest rate spread on loans using pooled investor money. Think about it, banks almost always make money, residential landlords can lose their shirts very easily.
While there is no shortage of rehabbers and investors looking to make loans popularized by those flipping television shows, you’ll discover the strategies of how to qualify and structure these deals correctly – before the loans are made so you don’t worry afterward and lose either yours or someone else’s money. Remember, it’s the financiers and lenders who are in control, not the production assistants and d-listed celebrities on television. It is also the lenders who take on the least risk too if you follow this book.
This book is for distinguished Realtors® and successful and established brokers looking to leverage their existing relationships and locational expertise to acquire a portfolio of properties just like Barbara Corcoran has evolved to.
Or even those ambitious accountants looking for a safe gateway to repurposing those longstanding client relationships and their CPA into a wealth creation mechanism.
You get the math but need to know the mechanics. We got you covered. Think about it: It’s far easier to raise money from people who trust you and safely invest it into something that is secured and insured. But only if you read all the rules as laid out in Chapter 4.
But today, it’s most ideal for successful Airbnb moguls who ever thought about building their own private bank to a) buy more for their own account, or b) To set up a separate financing arm to lend out longer term to other experienced Airbnb operators. This is your ticket to scaling your Airbnb business.
You need this the most, especially if the banks stop lending or if the world comes to a grinding halt again. This way, if you control the loan, you control the duration and the terms. In commercial, this is called “covenant lite”, and dealing with private investors is much easier than dealing with a bank.
Even existing residential landlords who see distress coming soon – and want to prepare their capital raising machine now, rather than later. I invite you to come to the part of the business where the air is sweeter.
And anyone even thinking about investing as an entrepreneur in residential real estate via single-family homes, townhomes, and condo units in an uncertain market now – who also saw some of their neighbors, coworkers, and family lose it all in 2008.
Because for close to the past 10 years, its value is seen by others differently:
how to profit from other people’s mistakes – and successes – in real estate.
This is truly the original guidebook based on 20 years of rich real estate investment experience starting from my days at Goldman Sachs as a young investment banker, to managing several funds and special situations across two multi-family private investment offices.
It’s gritty on the details and answers the “how to’s” – and those anxiety-inducing “what happens next” questions. Those same questions no one seems to know unless they really have institutional fund management experience.
For example, how to get started immediately, even if you don’t have any capital right now. Of course, this book solves that problem. So now you’ll be more easily understood by investors, as everyone who’s bought a house knows you can foreclose on real estate.
But going a bit deeper here, let’s give you a look at what you can expect to master after reading to listening to this beloved book that was once – and still is – one of the most expensive books on real estate investing.
You’ll learn simply how a loan is created. What to lend on. What to never lend on. So you know the rules and regulations not to violate and look like a hero to your fellow investors and partners.
From the “first call-to-funding” and everything that happens in between.
So you know what your rights and remedies are in the event of a default or a bad operator.
Formulas For Determining How Much To Lend On
Simple, easy-to-understand formulas so you can easily do the math in the back of your head to verify the numbers, and never have to rely on someone else you know who really doesn’t understand the numbers and is trying to bluff you.
How to close, where to have the closing, who to trust, and who to never trust. Because in real estate, all risk is human. And I’m cynical at best and paranoid at worst for a reason.
(See page 85)
How do you get paid for creating private individual mortgages and who pays for the closing and operating expenses?
You’ll understand late fees, prepayment penalties, and other things high-margin income streams that landlords can never that add as much as 30% to your bottom line immediately and are the reason why banks have the tallest buildings in every city in the world.
So you can confidently explain to your investors how you both make money, which shows an alignment of interests immediately.
(See page 42)
Do foreclosures count? What was your first guess?
How can prices go down if everyone is paying cash?
All the tips, traps, and tricks that fool the newer investors and financiers alike. So you don’t have to rely on learning from “sell-side” investment professionals who have no alignment of interest with you. Like brokers and other service providers.
(Starting on page 50)
All the belts, suspenders, and life jackets – this is the foundation for a true real estate buy-side investment professional that is crucial to some of the other things you’ll need to know that we’ll get to in a moment.
And this gives you the ability to dispassionately see problems around the corner before no one else does.
Why? Because risk is what your friends and family will make fun of your for when things go wrong.
And other things such as redundant insurance strategies should tragedy strike – as it often does.
Because loans are nice when made, but only good when paid. This is how you get your borrowers’ hearts and minds to align with yours! The grownups in commercial call this “alignment of interests.”
Lending on seconds is not as easy as it seems. It’s tempting because of its smaller balance – meaning a lower barrier to entry – but could be disastrous for the inexperienced lender or financier. I’ve seen this happen more times than my name has been misspelled on conference invitations.
Follow these methods so you don’t get wiped out if your borrower defaults and you’re behind a first who may or may not be current with payments.
Because if done right, the reward is your discretion of other people’s money which is the Holy Grail of any professional investor.
Use my format to set up a credible and sophisticated pitch deck with the appropriate layout and contents. Image is everything and your pitch deck will be a dog whistle to the right people, so you never have to worry about wearing the right clothes to this party.
So you can confidently communicate any deal, showing you know what you’re doing even with the harshest critics.
And if done correctly the first time, it may never need to be changed again except to add to your Track Record all your successes.
It’s evergreen by design.
How to build a distinguished investment committee so you can prove that you’re a good decision maker and not a lone cowboy or cowgirl.
More importantly, who should be in your Investment Committee and, more importantly, who should never be let in. Because Investment Committee members also need to be able to bring in capital to you or should be kicked to the curb. No one gets that kind of notoriety for free.
All so you can look more experienced and established than your clients, competitors, and peers.
Your pre-packaged elevator pitch so you don’t sound like your inexperienced and inarticulate competitors. So you can be immediately understood and be more confident talking to investors whether at a conference, over coffee, or on a Zoom. Or from the podium or on a podcast.
Because you’re not going to do this yourself until you’ve been humiliated yourself at least once making flubs in front of an investor who may be more experienced than you think they are. Here, let me save you the trouble. Use mine.
The exact, fool-proof systems we’ve created for dealing with payment servicing, closings, and managing defaults inexpensively. Such as the legal structures used to manage risk and when to use third-party service providers for servicing your loans, and other operational strategies.
Because it’s your borrowers who will pay for it anyway. Don’t squander that money by doing collections and loan servicing yourself. That only happens on the Real Housewives of Orange County.
The operations side of your business you are expected to know. Such as how and when you accept someone’s money and where that goes.
And then everything that happens next such as:
This is so you can confidently calculate fees and you don’t embarrass yourself by being greedy or by letting your inexperience peek through…
You’ll master how to size up potential borrowers within 90 seconds to tell if they are broke, flashy flakes versus strong, experienced borrowers who will get you cashed out of your deals every time. In both up and down market cycles.
So now you can make a statement to your investors that you are a discerning and distinguished financier who won’t fund ridiculous out-of-the-box opportunities or passion projects.
Or worse yet, getting involved with someone you never wanted to be involved within the first place.
How to create your investment processes for good decision making or what we professionals call “discretion”.
So you’re not easily influenced and get trapped in any stale developments that usually fail, for example.
At the fund level (meaning the entire pool of loans) or asset level (each individual whole loan) so you don’t make the same mistakes others made in 2008. All over again.
Because you’re not only a private real estate financier, but a fiduciary as well now.
How to measure and protect your track record with your life. So people will get accustomed to giving you more money or trusting you with their friend’s money.
How to block and tackle if you don’t have a track record yet. Remember, Realtors® can create sizzle too!
So you can leverage your hard-earned reputation and high-profile network for once.
Short-term versus long-term structures, why this is critical to your inevitable crossover to commercial real estate, should you choose that path.
So you can create profitable partnerships and be taken seriously.
And real-life horror stories of $600 million in lessons learned one of my funds buying hard money funds that were facing receivership, regulatory issues, and various counts of fraud. There is no one more qualified out there who has these experiences than I do. It’s only when you clean up the crime scene that you see everything that went wrong and who was lying.
Think about it, what if you could run a very lucrative private real estate credit business, playing matchmaker between private lenders and rehabbers, getting paid around 5 points from each and every deal. On a $100,000 loan, that’s $5,000! Having a line out the door of both private lenders and borrowers to lend it to?
Think about it, what would the certainty be worth to you being known as the person who can manage money and risk like an expert – able to speak directly to high-net-worth investors, uber-wealthy family offices, and institutions who would love to give you millions of dollars to lend out because you have the “buy-side” skill set that very few professionals in this industry have.
Think about it, don’t you think it the time for you to think about owning your own private credit fund? Now that – is prestige.
In this book, I explain step-by-step how to get your private real estate financing business off of the ground quickly and for very little money out of pocket.
Just click the button or fill out the contact form on this page so I have your name and email address. This will tell me where to send your PDF and Kindle versions of my book, so you don’t have to wait for it to arrive in the mail.
Once you’ve completed Step 1, you’ll then be taken to a page where you can enter your shipping information, so I know where to send the book.
Unless you worked at a top-tier investment bank in New York City, very few people know how these deals are structured. This is critical as your investors trust you, and you’ll be able to tell them with a straight face that “this is where your dollar investment goes, and this is how it comes back”. Now if only those fools on Shark Tank would learn this, perhaps they would get more funding…
In addition to the coveted paperback version, and Kindle version that you can access immediately, I’m also going to be offering for the first time ever the full Audiobook and Audible versions too.
Now you have absolutely no excuse not to listen to this masterpiece at the gym, on the plane or in the car. Listen to it faster and consume the content in half the time. Besides, research suggests that people who listen to audiobooks faster retain that content better.
There is no hidden continuity program or anything such. I hope that you’ll love this book, and this will really convince you to look a the world a little differently than your friends do.
I’m going to do something most bookstores would never allow you to do… I’m going to give you a full 30 days to preview this book. Read it cover to cover. Write notes in the margins. Use your favorite highlighter on it. Use it and abuse it. If you decide after all that time that it wasn’t worth the small investment you made, I’ll refund that investment and insist you keep the Audiobook and Audible versions for giving it a fair try.
If you do return it, I’ll just resell it on Amazon for several times what you paid for it. After all, I do know where they are located.
Now I obviously don’t think you’ll need this guarantee, or I probably wouldn’t be this bold, but it’s there just in case there’s even the smallest lingering doubt in your mind…
Again, all you have to do is click the button or fill out the short form on this page right now. You’ll get instant access to the PDF and Kindle versions of this book, the bonus Audiobook and Audible versions, and the print version of my book will be shipped out shortly.
Again, even if you scribbled in the margins and highlighted it just send it back. It’s fine.
Because money in this business is a sign of conviction, and my books aren’t cheap for a reason. Twenty years of a great track record and experience will not be found in the discount bin.
Additionally, this business isn’t for everyone, and most people frankly don’t have the trust of their friends and peers to be able to raise money on their own.
So naturally, this wouldn’t be a good fit or, worse yet, may engage the wrong people to violate the trust of others, and I want no part of that.
Just send it back, keep the audios as my gift for trying the book out.
Again, all you have to do is click the button or fill out the short form on this page right now. You’ll get instant access to the PDF and Kindle versions of this book, the bonus Audiobook and Audible versions, and the print version of my book will be shipped out shortly.
Now if you’re still sitting on the fence, let me give you a little taste of what you’ll learn when you get this book…
Now lean in, here’s a secret for you. The biggest difficulty most emerging private mortgage pool fund managers have is trying to attract the attention of their investors. Because every middle-class investor who’s looking to invest with you is looking to get rich quick. They also believe everything they watch on HGTV. Now, they won’t tell you that, but they do.
So what do you do? You must use deadlines and tranches. This means that the investors who are first into your mortgage pool get the best of the best; a higher return, a break on fees, whatever. The others who come in later miss out and must pay the retail fees or get a lesser return.
To add the cherry on top, tell your investors that they can use their self-directed IRAs only in the first tranche. Since that is where most of your capital will come from starting out, it’s better to put the clock to those investors’ heads first. Make sure you have no more than two tranches and time them appropriately. No more than 3 weeks in between. You’ll see a faster capital raise using this method.
Because if the pandemic taught us anything about human behavior, is that people’s biggest fear is missing out.
Since I’ve re-published this book, I’ve only ordered 1,000 copies of this book. They are packaged up and ready to be shipped now.
In all likelihood, they will probably sell out almost immediately.
Because the last time I released a new book, it sold 4,500 copies in a few short weeks. Then the price went through the roof on Amazon as you saw, and the rest is history. So it’s simply a matter of supply and demand.
Oh – one more thing.
About those two college classmates I mentioned earlier: the computer science major had used all his credit to buy homes that his Realtor® friends and mortgage broker buddies from college told him to buy. They seemed to know what they were doing, but later he figured out that none of them were good at math.
But they made a lot of money selling mortgages and houses to him talking about phantom income and other stuff that didn’t put enough money into his wallet, who was also facing tenant problems managing his own properties because he overpaid.
Ultimately, he lost everything he’d been so careful to earn, including his family. All because he wanted “free advice”. Which wound him up in bankruptcy court and living with a roommate for a while with a partial visitation of his children.
The other read this book and was able to not only pay off his student loans but use these skills to move on to bigger more prestigious commercial projects that when was able to raise money for during distressing times. Because he learned to become the bank.
And on his desk, next to a photo of his family in Maui, is a wooden plaque he had engraved while in Hawaii, which stated the second rule of real estate that he learned from me: never stop raising capital.
Any aspiring real estate entrepreneur who is sincerely interested in evolving as a professional real estate financier will listen to or read this book seven times before they invest a dollar or their own – or others’ money.
It’s a valuable book, but it’s not free for a reason – to separate from the mass of untrustworthy flakes and wannabes from those grownup men and women who are asking themselves: “where am I going to be ten years from now?”
PS. For the eavesdroppers like me who just skip to the bottom of the letter, here’s the deal:
I’m mailing you a 180-page Owner’s Manual to starting and operating your own real estate private lending business.
It outlines the exact formula that I’ve used and some of my readers used to raise $34 million in assets under management with $700,000 in fees.
But how do you make money?
This reader made $762,000. Click here to become a real estate private financier.
This handbook is $47.00.
This is a very limited offer as I only ordered 1,000 copies of the book and they are packed and ready to be shipped.
Because the last time I released a new book, it sold 4,500 copies in a few short weeks.
The Audible, Audiobook (MP4s), Kindle, and PDF versions will all be emailed to you immediately.
There is no “catch” to this offer. You will not be signing up for any “trial” to some monthly program or anything like that.
In fact, if you don’t like the book, let me know and I’ll buy it back from you. Just keep the Audible and Audiobook versions as my appreciation for trying this out.
Click here and claim your copy now. You won’t regret it.
Don’t let another down-cycle or recession in real estate pass you by again. Get the book that can change your professional identity immediately – and put you in a far different place even 12 months from now.
PPS. This book is the gateway drug to financing several other collateral-backed assets, such as this one here that involves the most precious of all collateral!