Short-term rentals, multifamily, retail strips, land, office. The list goes on. Money can be made in any asset class in any market. I believe the single best way to build wealth in real estate is through a value-add approach. It can be done at any price point with any asset type.
The main characteristics that define a great, value-add deal:
Purchasing at a great basis can overcome any number of potential economic or property-related challenges that the future might hold.
Through filling vacancy, increasing rents, and making property improvements, there must be a way to make the property more desirable and valuable.
While considering things like market, submarket, ingress/ egress, and property-specific characteristics, the property must be attractive to tenants and a future buyer.
Job and population growth, growing incomes, and an investment in local infrastructure can signal a great place to invest.
When there is greater demand for your property type than there is supply, it creates favorable conditions for property owners.
Stand-alone single tenant industrial properties are my preferred asset class in which to invest. With a size of 8,000-20,000 square feet, these properties:
My purchase criteria generally includes:
Crucial to success in real estate is understanding and minimizing risk.
Buy at a great basis. It’s Real Estate 101. Buying great deals at a low cost is the single best way to mitigate future problems. If your basis is low, you’ll have options if things go south.
Debt. Get the longest, fixed-rate debt possible.
Assume the worst could happen. The tenant won’t renew, will stop paying, the roof and HVAC will need work. Stuff happens. Are you ready for it?
Capital Reserves. Because bad things can happen, having more than enough capital reserves helps me sleep well at night.
Be wary of vacant properties. There can be opportunity in leasing up vacant properties, but most investors underestimate how much capital will be required. Between taxes, insurance, debt, broker compensation, utilities, capital improvements, and tenant improvements, the cash required on a vacant property can escalate quickly. Buy lower than you think you need to.
Gauge the hassle-factor. Not all deals are created equally. You can make money by renewing a lease (generally a low hassle-factor). Or, you can make money by subdividing and entitling land (high hassle-factor). High-hassle deals with more moving parts provide more opportunities for things to go wrong. Plan for it by buying well and being well-capitalized.