Joplin Area Real Estate Investor Association


Handling Private Lender Money: Don’t Take it Lightly

Community of Real Estate Entrepreneurs

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 Getting money from private lenders is surprisingly easy, once you understand how to find and talk to them, but there’s another very important aspect of private money that touches on legal issues that you need to know about. Let’s go over a few of the basics of how to handle private money right, once you get it:

1. Touching the Money.
2. Co-mingling funds.
3. When do the payments start and end?

1. Touching the Money

Sometimes when people hear the kind of interest I pay, they get so excited about loaning me money that they want to hand me a big check right on the spot. This is not the correct or legal way to handle the situation.

I know that some of you are so eager to launch this new phase of growing your business that you really want to grab that first check, but don’t do it.

Here is why: you have promised the lender that the money is secured by real estate. So, legally, you shouldn’t be in possession of unsecured money. Until there’s a deed ready to secure it against, don’t hold it, don’t put it in your bank account—don’t touch it at all. Read More...


Legislative Recap Week 38

Ohio Real Estate Investors Association

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Title: Report Breaks Down Economic Impact Of Housing Finance Agency Programs.
Please see the article below from Gongwer regarding a recent economic impact report from the Ohio Housing Finance Agency showing that the agency's efforts each year generate about $432.2 million in direct and indirect tax revenue while sustaining more than 27,000 jobs. A copy of the full report is also attached for your review.
Gongwer Article:
The Ohio Housing Finance Agency continues to be an economic generator for the state despite a tumultuous housing industry, according to a new analysis.
OHFA's new economic impact report calculated that the agency's efforts each year generate about $432.2 million in direct and indirect tax revenue while sustaining more than 27,000 jobs.
All that came as the agency and the state at large navigate the lingering impact of the COVID-19 pandemic, which has disrupted supply chains and driven up costs for homebuyers and construction firms.
"The work we're doing here at OHFA to create safe, affordable housing improves the health, education, and economic outcomes for Ohio families," Executive Director Shawn Smith said in a statement. "It also is an economic driver, supporting nearly 7,000 construction jobs, more than 4,800 health care and social assistance jobs and more than 3,000 jobs in the finance and insurance sector.
"The
report, based on data over the last five years, determined the agency is responsible for a $4.5 billion output for the state each year, translating into $1.69 in economic activity for every dollar spent on those programs.
The study also identified an added annual $2.6 billion in value added to Ohio's gross state product and $1.7 billion in labor income.
Overall, the study identified annually:
1. Direct effects of 15,002 jobs, $2.35 billion in output and $205 million in tax revenue.
2.Indirect effects of 5,166 jobs, $996 million in output and $99.6 million in tax revenue.
3.Induced effects – essentially non-related spending of related labor income – of 6,960 jobs, $1.13 billion in output and $118 million in tax revenue.
None of that, the agency suggests, accounts for the "social" value of those programs, which help retain and attract residents and skilled workers.
"Housing is also a social determinant of health," the report reads, including when it comes to lead exposure.
"Furthermore, when housing is affordable, low-income families have more money to budget for healthy food, routine doctor visits, and quality childcare, which create pathways out of poverty and reduce dependence on public assistance," the report reads.
Lawmakers in the current budget enacted a 20.7% funding increase for the agency for FY 2022, boosting support to $14.8 million. The agency also draws funding from federal sources for various programs.
That includes the nascent Homeowners Assistance Fund – a facet of the American Rescue Plan Act of 2021 – that landed the state $280.8 million. Using that funding, the agency launched the Save the Dream Ohio 2021 initiative to support homeowners struggling to pay bills, property taxes, insurance or other costs.
During Fiscal Year 2021, the agency assisted more than 6,400 households through that program, providing more than $26 million in mortgage assistance and more than $8 million in utility and other assistance.

The Clock is Ticking: Get a Marketing Strategy Now!

Real Estate Investors Association of Greater Cincinnati

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We all know that developing an effective marketing strategy is essential to getting any business off the ground, especially as we roll into this changing market.

Educating yourself and discovering how to locate and motivate potential sellers to contact you is a must in making your real estate business a success. You must be able to locate prospects who want to do business with you.

You must find the sellers who need to sell, not just want to sell their properties. This is essential to your success as a real estate investor in any market, but will also determine how your next 12-18 months look: will you get lots of good deals in this softer market, or waste the opportunity?

Know this: marketing is also a numbers game. The more leads that come in, the more opportunities you will have to make deals. You won’t buy every deal that comes your way, but when you develop a “marketing machine” that brings in quality leads, you will be able to pick and choose the deals you want to do.

Let’s talk about QUALITY leads. You cannot afford to waste your money-making time on unqualified leads! Using a shotgun approach such as signage, business c
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Legislative Recap Week 37

Ohio Real Estate Investors Association

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Title: HUD Secretary Marcia Fudge on soaring cost of buying and renting homes.
Please see the interview transcript from PBS with Secretary of the U.S. Department of Housing and Urban Development (HUD) Marcia Fudge on the rising costs for housing across the U.S. To listen to the audio of the interview, please click here.

Title: Controlling Board Agenda - September 19, 2022.
We would like to make you aware of the following Department of Health request that has been added to the agenda for the next Ohio Controlling Board meeting, which is scheduled for today Monday, September 19, 2022.
73
DOH0105018 – The Department of Health respectfully requests Controlling Board approval for a waiver of competitive selection in the amount of $40,000 from Fund GRF, ALI 440527 (Lead Abatement) in FY 2023 to contract with Ohio Academy of Family Physicians (OAFP), Columbus, Ohio for the Ohio Healthy Homes and Lead Poisoning Prevention Program (OHHLPPP).

Title: Ohio Launches 'Cut Red Tape' Website.
Please see the article below from Gongwer regarding the launch of the new “Cut Red Tape Ohio” website, which allows Ohioans to provide input on how agency rules work in the real world or to ask questions about rules. The website was created as a result of SB 9, which seeks to limit regulatory restrictions and create a more business-friendly environment in Ohio.
Gongwer Article:
Business owners and citizens can more easily raise concerns about Ohio regulations through a new online tool.
The
Joint Committee on Agency Rule Review, legislators and the business community on Monday announced the launch of the Cut Red Tape Ohio website, which allows Ohioans to provide input on how agency rules work in the real world or to ask questions about rules.
The website's creation was mandated by a new law that seeks to limit regulatory restrictions thereby creating a more business-friendly environment (
SB 9).It is the first website of its kind in the nation, JCARR vice chair Rep. Jamie Callender (R-Concord) said during a Monday press conference.
"This is a big step forward as far as public access to rule making and providing the public the opportunity to get involved, research, understand and learn," Rep. Callender said at the subsequent JCARR
meeting. "As members of JCARR we get questions from the public and fellow members of the House and Senate with constituency issues, and this streamlines those folks' ability to answer the questions. It's more efficient for us, and concurrently gives more access to the general public."
Rep. Callender said the rule making process is "where the work of government is really done."
"It's the pinnacle of balance between the legislative and executive branches," he said.Rick Carfagna, Ohio Chamber of Commerce senior vice president for government affairs, said the rule making process is also where sometimes, "noble intent loses its luster" and it becomes apparent that a legislative concept is cumbersome and prohibitive for regular Ohioans.
"This is another outlet for the general public, particularly the business community who will be affected, to offer constructive input and have questions answered without partisan filters," the former lawmaker said.
Inquiries submitted through the website could result in an earlier than scheduled review of particular rules, JCARR Executive Director Larry Wolpert said.
"It's highly likely that could happen," he said. "The ORC permits the chair to call a rule back before the five-year review if we believe there is an adverse result."
Brittney Kneisel, JCARR rules and technology administrator, explained once someone submits an inquiry, they will receive an automated email of acknowledgement.
JCARR's goal is for one of four staff members to personally respond to the individual within 24 hours. Staff will forward inquiries to the relevant agency and start a dialogue about the rule. They will provide ongoing updates to the individual, but the timeframe of a resolution will vary based on the inquiry.
The website does not replace JCARR's website, but rather complements it, Ms. Kneisel said.
In addition to having a presentation on the website, JCARR approved 26 rule packages and sent back for review two rules from the Department of Developmental Disabilities from its regular agenda, and advanced five rule packages from the no-change agenda.


You Don’t Need a Brand, You Need a Plan

Community of Real Estate Entrepreneurs

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I have 3 truths to share with you.

  1. You cannot compete with Big Brand Marketing
  2. You shouldn’t even try.
  3. You can do it better and see greater results for less effort (truly)

Stick around, this entire article centers around why your brand is NOT the first stop on the lead generation line, but, rather, what is.

If you follow this approach, known as lead generation marketing or direct response marketing, you will crush the big boys without a big marketing budget and flood your business with motivated sellers, qualified buyers, renters, and lenders without sacrificing your time and sanity.

Before we get into the how’s, I want you to understand, that marketing isn’t part of the business, marketing is the business.

The success of any business hinges on traffic and conversions. It’s true for every business, but it’s especially critical in real estate.

The only way to generate enough leads so that you have more deals than you can handle is through automation – unless
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Legislative Recap Week 36

Ohio Real Estate Investors Association

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Title: Housing Group Seeks Funds For Second Study.
Please see the article below from Gongwer regarding housing advocates seeking an additional $9 million to expand a pilot program that has shown a positive connection between housing security and infant and maternal health. A copy of the program’s executive summary is also attached for your review.
Gongwer Article:
Housing advocates are seeking an additional $9 million to expand a pilot program that has shown a positive connection between housing security and infant and maternal health.
Launched in 2018,
Healthy Beginnings at Home studied 100 families and found those that received interventions had higher rates of babies born at full-term and at a healthy birth weight and spent less time in a neonatal intensive care unit.
Those who received housing supports also saw significant Medicaid savings ($4,175 per claim) compared to those who did not ($21,521), Amy Riegel, executive director of the Coalition on Homelessness and Housing in Ohio, told the
Infant Mortality Commission Wednesday.
"Research showed this was a pilot that had all the makings of taking it to the next level for replication and scale," Ms. Riegel said.
COHHIO, which is leading the program, has secured
$2.25 million from the Department of Health to replicate the pilot program with 30 households in Akron and 60 in Columbus.
"The funding is greatly appreciated and was championed by many leaders here in the caucus and at the governor's office," Ms. Riegel said. "This gets us started, but an additional $9 million is needed to take it to scale and get enough participants needed to show statistical significance."
The $9 million would allow the program to reach 210 additional households in Akron, Columbus, Cincinnati and Dayton for a second cohort and bring the total to 300.
COHHIO has proposed the money come from the state's remaining American Rescue Plan Act funds.
The organization, along with the National Low Income Housing Coalition, has been calling on state leaders to invest $308 million in ARPA funds to address the housing shortage.
Commission Co-Chair
Sen. Stephanie Kunze (R-Hilliard) questioned why Cleveland was not participating.
Barbara Poppe, whose firm is serving as the lead consultant, said Cleveland took part in a program to prepare cities to replicate HBAH but "made the decision that they had other priorities and didn't have the bandwidth."
"This is a very intensive intervention, and a community has to bring local government and philanthropic dollars and a very committed leadership," Ms. Poppe said.
The interventions include 15 months of rental subsidies, followed by a nine-month "step down period" leading to the participant paying full rent, Douglas Argue of COHHIO said. Some participants may continue to receive U.S. Department of Housing and Urban Development or other subsidies.
Additionally, participants can receive guidance on how to negotiate with landlords, financial literacy and career development. These educational aspects of the program are voluntary.
Health Policy Institute of Ohio, the lead researcher, will track the households throughout the program and for three years after the birth to track long-term health and Medicaid spending.
"The intervention group reduces Medicaid spending because babies are healthier and more on track to succeed," Ms. Riegel said. "That's the path we want to put children on."
"What we know is once we can pull all this research together and look at outcomes, it will help us lead conversations on how we can change public policy and really improve that intersection of health and housing," she said. "This is a unique time for us to show what we can bring forward to shape the lives of women and children."

Drop Your Rock

Real Estate Investors Association of Greater Cincinnati

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One of the profound things in the real estate business—so profound that it takes DECADES to learn—is that you’re always a beginner. And the way that you handle your successive begginerhoods has a huge effect on how successful you become, and how quickly. I’ve been a beginner—like a full-on, I-have-no-idea-what-I’m-doing—at least 6 different times since I started in real estate. I was a beginner when I started buying properties.

I was a beginner again when I started wholesaling properties, and when I decided to buy apartment buildings, and when I decided to hire a staff and create systems for my business, and when I got serious about IRA investing. I’m, right this second, a beginner at AirBnB ownership.

My biggest mistake in 4 of the 6 beginnerhoods I just mentioned was the same: I let ego and overconfidence and introversion get in the way of my learning process. 

There’s a concept in Zen Buddhism called Shoshin, or “Beginner’s Mind”. It describes a state of openness, eagerness, and lack of preconception about the right way to approach a new idea or experience.  

I didn’t have that.

Instead, I was VERY interested—embarrassingly interested, in retrospect—in letting the people around me know that I knew a LOT. That I was SMART. That I was SUCCESSFUL. 

Yes, even before I’d done any deals on my own. An
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Legislative Recap Week 35

Ohio Real Estate Investors Association

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Title: Biz Groups Back Use Of Federal Funds For Affordable Housing.
Please see the article below from Gongwer regarding statewide business organizations showing their support behind efforts to steer a portion of Ohio's ARPA funding toward affordable housing initiatives in a letter to Gov. DeWine. A copy of the letter is also attached for your review.
Gongwer Article:
Several statewide business organizations have thrown their support behind an effort to steer a portion of Ohio's American Rescue Plan Act funding toward affordable housing initiatives.
The groups noted in a letter to the DeWine Administration that the U.S. Treasury Department recently updated guidance for the money that clears the way for such uses.
"This means affordable housing developers can now utilize these funds in full compliance with the proposal to invest $308 million in ARPA funding that was submitted to your office earlier this year by the Coalition on Homelessness and Housing in Ohio (COHHIO) and over 225 other Ohio-based companies and organizations," the groups wrote.
The letter was signed by the Ohio Housing Council, Ohio Chamber of Commerce, Ohio REALTORS, Ohio Bankers' League and Ohio Apartment Association.
"These groups recognize that affordable housing is the foundation of a strong, healthy and productive workforce," COHHIO Executive Director Amy Riegel said in a statement. "Businesses need a diversity of workers in order to thrive, and those workers need a range of affordable housing options."
The push for ARPA housing funds come as Ohio has benefitted from several recent development announcements that promise to attract more workers to the state and thus put more pressure on the housing market.
Ms. Riegel noted that a surge in energy jobs a few years ago in southeast Ohio had that effect as rents in Guernsey, Jefferson, and Monroe counties tripled and put many long-time residents in a housing bind.
"Building the Intel plant will require 7,000 construction workers, and it could be thousands more if Ohio gets Honda's new battery facility. We need to learn from the fracking boom that dislocated many in Eastern Ohio nearly a decade ago," she said.
Initiative Funded: In a separate development, the Ohio Housing Finance Agency announced it is providing $75,000 in additional funding to Move to PROSPER to support its Empower 100 initiative to improve outcomes for families with low-wage jobs and their children.
Move to PROSPER creates residential and financial stability through temporary rental support and comprehensive life coaching that facilitates successful moves to higher resourced communities, OHFA reported.
"Our mission at the Ohio
Housing Finance Agency closely aligns with the goals of Move to PROSPER and we are proud to be a partner in the Empower 100 initiative," Executive Director Shawn Smith said in a release. "Safe and affordable housing is an essential part of a strong quality of life. The results of the pilot program show that providing quality housing and support services can change the path for at-risk families."
OHFA said the funding will help Move to PROSPER provide rental support with life coaching to 100 families over the next three years. The move follows a pilot involving 10 families.
"Our pilot families saw their incomes rise by an average 58%, or $17,000," co-founder and Move to Prosper President & CEO Amy Klaben stated. "That shows us that our approach works, and we are so grateful to OHFA for investing deeply in our plans to serve more families with this unique approach."
OHFA
separately reported on data collected under the agency's Save the Dream Ohio program, which provides funding to homeowners who have been financially impacted by the pandemic.
The main goal of the initiative, comprised of the Mortgage Assistance program and Utility Assistance Plus, is to prevent mortgage delinquencies, foreclosures, and other negative housing outcomes, according to OHFA.
"Prior to establishing SDO, the 2021 OHFA Ohio Housing Needs Assessment indicated that 67% of those earning less than 30% of the Area Median Income in Ohio are severely cost burdened. That means they are spending 50% or more of their income on housing-related expenses," the agency reported.
"This is reflected in the SDO applicant data. Of the applicants making below 30% AMI, 60% are either cost burdened or severely cost burdened, compared to 36% of applicants with an AMI between 30-60%. As of the end of July 2022, more than $17 million in funding has gone to help applicants most at risk for housing cost burden with average assistance amounts of $1,900 for households earning between 0-30% AMI and just over $1,800 for households with AMIs between 30-60%."

“The Street” is Our Best Source of News

Real Estate Investors Association of Greater Cincinnati

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       The differences between what I’m SEEING as I research the data for our upcoming market update series and what I’m HEARING from buyers, sellers, and colleagues is kind of stunning.

       For instance, all the data I can find says that foreclosures are only back to their 2020 levels—but I’m seeing in my own seller calls and hearing from others that there’s been a HUGE increase in the number of sellers who are WAY more behind than we’ve seen in a decade, and who aren’t qualifying for modifications, and who in fact are sort of being abused by their lenders in the sense that when they ask for payoffs or reinstatement numbers, they’re not getting them.

       The data sources say that properties are selling faster than ever, but I’m hearing from retailers that the days on market (to an accepted offer) has doubled, and that the number of accepted offers that ‘fall out of escrow’ has increased a lot, and that properties that are priced too high don’t get offers anymore, and that smart retailers are being way more conservative in how they’re buying and how they’re pricing their finished deals.

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“The Street” is Our Best Source of News

Community of Real Estate Entrepreneurs

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Comments

 

       The differences between what I’m SEEING as I research the data for our upcoming market update series and what I’m HEARING from buyers, sellers, and colleagues is kind of stunning.

       For instance, all the data I can find says that foreclosures are only back to their 2020 levels—but I’m seeing in my own seller calls and hearing from others that there’s been a HUGE increase in the number of sellers who are WAY more behind than we’ve seen in a decade, and who aren’t qualifying for modifications, and who in fact are sort of being abused by their lenders in the sense that when they ask for payoffs or reinstatement numbers, they’re not getting them.

       The data sources say that properties are selling faster than ever, but I’m hearing from retailers that the days on market (to an accepted offer) has doubled, and that the number of accepted offers that ‘fall out of escrow’ has increased a lot, and that properties that are priced too high don’t get offers anymore, and that smart retailers are being way more conservative in how they’re buying and how they’re pricing their finished deals.


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