Fri, 21 October 2016
Unlike stocks, bonds, mutual funds or commodities such as precious metals like gold and silver – real estate is a multi-dimensional asset class. The multi-dimensional nature of income property makes it extremely profitable in changing ways based on varying market conditions. This is a wonderful thing because investors can profit even seemingly “bad” markets. For example, when financing becomes expensive (low housing affordability rates) or difficult to qualify for (low capital liquidity) it can create excellent opportunities to increase rents. When mortgage rates are low and qualifying is easy it can spur terrific appreciation. You can win either way so long as you adapt your strategy based on economic realities.
Additionally, a discussion about Macro vs. Micro Markets™ so don’t just run out and buy based on a city – be sure to screen and drill down into the various Micro Markets™ within each city. Since you can’t buy all of them… you may as well buy the best ones!
Last but not least Jason recommends the book “Revolutionary Wealth” by Alvin and Heidi Toffler.
Wed, 19 October 2016
In this is episode, Jason interviews analyst, author, screenwriter and former Waffle House employee, James Adams. James’ book, Waffle Street: The Confessions & Rehabilitation of a Financier gives us an inside look of what it was like to be working on Wall Street during the housing market crash. His story of leaving the modern version of organized crime and getting a job at the most recognized greasy spoon in the southeastern US has been made into a movie starring Danny Glover. He describes the central banking system with regards to loans and debt, reminds us of the problems associated with creating money out of thin air and warns Japan may be the first big domino to fall when the next crisis occurs.
James Adams Guest Interview:
[1:40] From Wall Street to Waffle House was the original title of Waffle Street and based on James Adams life.
[5:17] The movie exaggerates certain situations but the crisis was bigger than anyone ever imagined.
[6:40] A combination of reckless underwriting and the improbability of a US housing market decline led financial institutions to reassure clients until the crash took place.
[9:38] Rent to home price ratios were skewed and people underestimated the domino effects of leverage.
[12:20] The current issue that scares James Adams now is the treasury balance sheets of G8 countries.
[14:38] Central banks are creating electronic liabilities.
[16:25] The banks have been disintermediated. Banks are still part of the loan origination process but they are no longer responsible for the debt.
[22:14] Making money out of thin air works..until it doesn’t.
[22:53] Japan has the worst balance sheets, the worst demographics and the government is running in a massive deficit.
[23:58] Should we all be buying options on Japanese debt?
[26:20] The Waffle Street film is trending well on Netflix and is experiencing good distribution.
[27:25] James Adam’s is now a Senior Research Analyst and has another movie in the works.
Mentioned in This Episode:
Mon, 17 October 2016
In this is 10th episode, Jason veers left of real estate to speak to the long-time friend of Bill Clinton, Dolly Kyle. Dolly’s new book Hillary the Other Woman is based on her decades of experience being Bill’s personal friend and lover. Dolly describes the Hillary as an aggressive liar, a controlling grandmother type and a crony of all the top players in Washington and the media. Dolly says a Hillary presidency would be dangerous to all Americans and people should inform themselves before voting. She also shares the numerous lawsuits and scandals which should have rocked the Clinton dynasty but instead the media chooses to remain quiet.
[1:18] Charging a Tesla electric car makes a person appreciate the invention of electricity.
[5:31] Reviewing the Here’s What Americans Fear the Most - Newser article by Michael Hawthorn.
[10:45] The discourse during this US election equates to “Two wrongs don’t make a right.”
Dolly Kyle Guest Interview:
[14:21] Dolly met Billy at a very young age. When he went off to college Billy told her she was a distraction and she should marry someone else.
[17:33] In January of 1974 Billy and Dolly reconnected to start their adult relationship.
[19:21] Bill Clinton was dating Dolly, Hillary and Marla Crider at the same time.
[21:37] Dolly and Billy still communicate when they both are in Arkansas.
[22:32] Bill Fulbright introduced Bill Clinton to the money people who would fund his congressional run.
[26:38] When Dolly met Hillary for the first time she was shocked.
[31:01] Are the stories true about Hillary vilifying Bill’s girlfriends?
[32:33] Dolly believes Bill raped Juanita Broaddrick.
[39:02] Hillary made an investment in cattle futures and benefited through cronyism.
[42:14] Hillary Clinton obtained 900 files about people in Washington. It’s known as Filegate.
[46:08] Dolly Kyle’s book includes 11 pages of people the Clinton’s have harmed and an entire chapter on how they manipulate the media.
[51:36] America was not meant to be a country of political dynasties.
[53:03] Of Dolly Kyle’s 768 book reviews on Amazon, 80% are positive.
[54:18] The story of Danny Williams should be getting more traction in the media.
Mentioned in This Episode:
Fri, 14 October 2016
Let’s examine the subject of debt, both good and bad. The prudent use of leverage or borrowed money can accelerate wealth creation and reduce risk. We’ll look at many perspectives including a profile of Donald Trump and his “troubles” in the 90’s.
Wed, 12 October 2016
CW 738 - Dr. David D'Ambrosio Client Case Study - Equity Stripping, 1031 Exchanges & Market Diversification
Investment Counselor, Sara is back on the show. She joins Jason to discuss her three new properties in Memphis, how a client beat her to the punch on other properties she was interested in and just how competitive the market is right now. And in the client case study, Dr. David D’Ambrosio shares his experiences with the 1031 Exchange on properties in the Orlando and Indianapolis markets. He shares his opinions on why more high-tax bracket professionals are not investing in real estate and he asks Jason about what his next steps should be?
The beautiful thing about real estate is you can acquire an asset, get your money back out and still own and control the asset. Plus, you pay no taxes on the money you extract.
[2:12] Sara just closed on three properties in Memphis and she wears PJ’s to bed.
[6:16] Rate locks - Should you let it float or lock it in?
[9:15] Commodities that make up a house are copper wire, glass, steel, petroleum products are independent of any currency.
[13:53] Is the Creating Wealth show the Fox News of real estate? One listener thinks so.
Dr. David D’Ambrosio Client Case Study:
[17:34] Dr. David D’Ambrosio is Radiation Oncologist living the American Dream. He has always had an interest in real estate.
[19:52] Dr. David recently did a 1031 Exchange and then purchased four properties in Orlando.
[21:34] There are two ways to diversify a real estate portfolio. One is location and the other is through cash flow and appreciation.
[23:25] The 1031 Exchange allows for only 45 days for identifying properties but up to six months to close.
[26:08] It’s frustrating more people, doctors in particular, aren’t investing in real estate. It’s an absolute no-brainer.
[32:16] Local community banks will provide financing to investors after they reach their traditional property limit.
[38:24] Is it feasible to do a cash out refinance if you can get a sizable amount of cash?
[40:27] The deferred down payment option offered a nine-year break even point.
[43:25] Equity stripping is pulling the money out of a property, having control of the cash and still own the property.
Mentioned in This Episode:
Mon, 10 October 2016
This episode introduces three Alabama markets, Huntsville, Montgomery & Birmingham. The information provided by a local market specialist in the area analyzes each market’s economic profile, existing and future investment opportunities and property characteristics. These carefully selected markets are providing adequate cash flow properties and sufficient yields in addition to possible appreciation due to the stable local economies.
[1:44] A lack of inventory in Huntsville, Montgomery & Birmingham delayed this episode for months.
[3:07] Happy Belated World Smile Day!
[10:29] An inspiring smile poem.
[12:21] A brand new JasonHartman.com is coming soon to a browser near you.
Huntsville, Montgomery & Birmingham Market Profile with Eric:
[15:04] Market are selected based on the amount of existing competition in the area.
[16:23] Recent economic growth in Alabama makes it a suitable market for investors.
[19:38] Huntsville, Alabama facts and trending economic factors.
[22:02] The local market specialist rehabs houses for stability in addition to cosmetic upgrades.
[25:19] Are warranties available on the Huntsville, Montgomery & Birmingham properties?
[27:02] Birmingham, Alabama facts and trending economic factors.
[30:59] Montgomery, Alabama facts and trending economic factors.
[32:41] Longer leases are gaining popularity but remember to add rent increases year-over-year.
[35:27] Rental insurance is always recommended.
Mentioned in This Episode:
Fri, 7 October 2016
CW 736 FBF - American Demography from Baby Boomers to Generation Y with Ken Gronbach Author of ‘Age Curve’
Many demographic changes are taking place, with the Baby Boomers, a large generation, retiring, and Generation Y, a larger generation than the Baby Boomers, consuming at record levels. Join Jason Hartman and demographer, Ken Gronbach, as they discuss this upcoming “storm.”
Ken describes Generation Y as an exciting generation, where the United States is the only country with this large of a group at the present time, and that it is very important that businesses recognize and anticipate their markets as Generation Y grows up. Generation X is more of a mystery generation because of its smaller size, which makes it less of a valuable market. Ken believes that the United States’ best days are ahead as people bail out of the European Union. He also believes that China’s economic future is bleak due to artificial tampering with the population, with demographic numbers showing China in trouble economically within ten years, struggling to feed themselves within 15 years.
Ken shows how the housing market is being held hostage by big bank foreclosures and why this log jam will soon correct and precipitate a restoration of the United States economy. Ken also talks about how manufacturing will return to the United States with a vengeance because the United States is the only industrialized nation with a huge young highly skilled workforce.
Kenneth W. Gronbach is a gifted keynote speaker and a nationally recognized expert and futurist in the field of Demography and Generational Marketing. Ken entertains his audiences with his own special brand of wit, humor and clear communication. He makes the science of shifting demography come alive with real life examples that make it relevant to today’s culture, business climate and economy. In his book “Age Curve, How to Profit from the Coming Demographic Storm”, published by The American Management Association, Ken takes you through a fascinating common sense understanding of shifting demography and the related opportunities and challenges. The demographic landscape in the United States is made up a series of waves that are about twenty years in duration.
It would follow that business will rise and fall according to the critical mass of customers heading toward it. Ken’s latest book “Decades of Difference, Making it Work” (HRD Press), about the United States workforce, was released in October 2010. Ken also writes for the CNBC Guest Blog.
Ken’s perspective is macro, a view from 30,000 feet, and very big picture. Demographers are able to forecast markets, societal phenomena, and economics with uncanny accuracy because they count people, not money or things. For example crime has been down in the United States for the last twenty years because the number of high risk crime committers (men 15 to 30 years old) has been low and fully employed.
This is because the fertility in the United States dipped sharply between 1965 and 1984 creating a deficit in our population of about nine million people. This shortage of young people in the labor force also drove labor costs up and manufacturing off shore. Ken says the Age Curve will change the way businesses market to consumers and that a sea of entrepreneurial business starts will rule as the economy turns around.
Wed, 5 October 2016
As Americans spend beyond their means and abstain from adding to their savings accounts, the demand for rental properties is growing at a phenomenal rate. Jason describes how your past and future investments in income properties will pay dividends for many years to come. And in the market profile, the Macon, Georgia market is dissected and explored. This somewhat undiscovered market ranks #2 out of 20 for highest residential rental returns. We learn the average rental home price in the market, the typical rehab costs and which employers are persuading renters to stay in the area.
[3:09] Do not skip the Flashback Friday episodes of the Creating Wealth show. They are hand picked for you.
[5:38] Macon, Georgia and other small markets can be good investments due to a limited inventory available.
[8:02] Americans are not saving money which makes it a phenomenal time to own rental property.
[9:12] This is how inflation and deflation are directly related to the real estate market.
Macon, Georgia Market Profile with Eric:
[17:00] The Macon, Georgia downtown area has been revitalized in recent years and Mercer University is expanding.
[20:22] Employment opportunities in Macon, Georgia are diverse with both blue and white collar jobs.
[22:38] Typical costs for an investor are between $80K - $125K for the home and typical rehabs are $15K-$30K.
[27:03] A property manager in Macon, Georgia charges 10% of the gross rent, but no renewal fee.
[29:37] Macon, Georgia is the second highest market for residential rental returns.
Mentioned in This Episode:
Mon, 3 October 2016
CW 734 - Client Case Study with Brian, Refi or 2 for 1 on Highly Appreciated Properties to Buy in Linear Markets
Jason’s guest, Brian is a client and a longtime Creating Wealth Podcast listener. Brian describes his early days of real estate investing when Sara initially walked him through the buying process. The properties he purchased in Atlanta and Memphis have now matured and Brian is faced with making a decision. Should he refi-til-ya-die or to do a 1031 exchange and get 2 for 1 on his highly appreciated properties. Jason shares his insights on best business practices, how to use an IRA as a tax savings vehicle and recommends some “must read” books on real estate investing.
[1:31] The Wells Fargo contract claw back.
[3:26] “Make Six Figures” Bloomberg article tells a scary tale from the content portal.
Case Study with Brian:
[8:27] Brian read Rich Dad, Poor Dad in high school which led him to the Creating Wealth podcast.
[9:49] Brian was pleased with the support he received from Sara and the Local Market Specialists.
[12:44] Is refi-til-ya-die always the best option or does the 2 for 1 plan make better financial sense on highly appreciated properties?
[16:25] The 2 for 1 exchange gives the owner all of the equity to reinvest. The refi-til-ya-die option is limited to the cash-out loan to value ratio.
[17:40] A refi may be a simpler option and offers a locked-in lower interest rate.
[20:08] Brian shares his real estate investor stories on his website Rental Mindset.
[21:29] When buying real estate inside of an IRA you get a tax efficient vehicle inside of another tax efficient vehicle.
[22:11] Read Garrett Sutton’s Loopholes of Real Estate.
[23:29] Rationalizing buying a property sight unseen.
Mentioned in This Episode:
Fri, 30 September 2016
There’s a nostalgic feeling to today’s Creating Wealth Show as Jason Hartman provides a live recording from the 2014 Meet the Masters event in Orange County, California. This gives listeners a taste of what they can expect from the January 2015 event in Irvine, California, and also provides a good opportunity to see how far the financial and real estate worlds have come over the past months. Key topics covered include the Case-Shiller index, reassessing Rent-to-Value ratios and the development of bitcoin.
04.30 – Jason Hartman’s investment strategy doesn’t focus on appreciation – if it happens, it’s a bonus.
07.45 – Bitcoin and its competing alternative cyber currencies really came about because people are starting to doubt the fiat money Central Banking model that we’ve become accustomed to.
10.50 – Despite being the most commonly used index, Jason Hartman would only recommend 6 of the 20 markets proposed by the Case-Shiller index.
14.08 – As humans, we find it inherently difficult to know when to cut losses and just walk away.
15.50 – Niall Ferguson claims that the most powerful part of the financial system is the bond market, and we would all do well to remember that.
20.09 – Real estate is not a very liquid market and so even when prices drop, they don’t drop as quickly as most other asset classes.
26.18 – Rent-to-value ratios change totally if you think about the actual utility cost per month – how much is your renter paying to use your property, and how does that compare with what you think the value is?
31.23 – The forms and uses of money have changed many times throughout history, and now we’re dealing with the technological side of currency, which has led us to bitcoin.
39.50 – Jason Hartman goes through step-by-step considering the relative merits and failings of the dollar, bitcoin, gold and income property.
Mentioned in this episode
The Ascent of Money by Niall Ferguson