FAM Capital

$100K in stocks. $100K in real estate. 20 years.   Stock market: roughly $530K after taxes. Real estate: roughly $900K to $1.2M in portfolio equity, much of it tax-deferred.   The gap is real. The reasons are structural.   Both still belong in your portfolio. Here's the honest version.

@crogers_htown @bp22 How to get rich. Felix Dennis.

I need a new book for flights and hunting. Looking for suggestions. I like non-fiction. My last couple books were - Napoleon (biography) - Die with nothing @bp22 - Titanic Thompson (biography - Steve Jobs (also biography. lol) - Left of Boom

@jonbrooks Probably because commission by % are lower than ever before.

People really hate real estate agents but we are at the highest level of transactions through real estate agents ever -- 92% use a realtor There's more alternate options than ever before So why is this happening?

“Real estate always beats stocks."   Wrong.   The S&P 500 has produced ~10% annual returns for decades. $100K becomes ~$672K in 20 years before taxes. That's not nothing.   Real estate has structural advantages that produce a bigger number. But anyone who tells you "stocks are dumb, real estate always wins" hasn't honestly studied both.   Stocks are liquid. Real estate is not. Stocks have no sponsor risk. Real estate does. Stocks can be bought and sold any day. Real estate locks up for years.   The honest answer: both belong in your portfolio. The wealth comes from understanding what each one actually does.

@jspillers33 Once you see it’s good deal you get everything done as fast as you can. You push everyone working with you to understand that’s exactly what’s gonna happen. That you want it and you are going to get the deal.

The most dangerous competitor I've ever faced wasn't the biggest fund in the room. It was the operator who moved faster than everyone else because they wanted it more. Recently, we were competing for a large multifamily property in western Ohio. The other buyer had more capital, a bigger team, and a longer track record on paper. We got the deal. Not because we outbid them. Because we spoke to them on Friday afternoon, walked the property on a Saturday, had our underwriting done by Saturday night, and on Sunday, submitted a clean offer with a 1% non-refundable deposit before they had even scheduled their tour. We had the wire ready to send Monday at 8 a.m. and a draft Purchase Agreement prepared for them to review. We don’t mess around. The seller called our acquisitions manager and said that he didn't want to wait around to find out if the other buyer was serious. He already knew we were. That deal is now part of a portfolio approaching 1,000 apartments in Ohio. It came down to one thing: Not capital. Not connections. Not credentials. Just intensity. Capital matters at the top of the market where everyone has it. At the margin, where most deals get won, intensity is the only edge that can't be replicated by writing a bigger check. Before your next opportunity, ask these three questions: 1. Can I respond today instead of tomorrow? 2. Can I show up this weekend instead of next week? 3. Can I make the decision with what I know now instead of waiting for more? If you can't answer yes to all three, someone faster is going to take what could have been yours. Which of those three questions do you struggle with most?

@Reiwholesaler But they might be leaving money on the table. They’ll definitely be able to handle all the showings with the non paying tenant.

Had a seller ask me why they should sell to me instead of just listing it Sir your roof is caved in and your tenant hasn't paid rent in 14 months I have 3 reasons

@ChrisRamsey60 Best strategy in my opinion. Forced appreciation always better than hoping for prices to go up.

Many people want to do real estate. Most people don’t want to do value add real estate. Add value = money

@contractorkeith If it’s you house and you plan on staying theee for a while do whatever you want. If you want to be able to resell it and have it appeal to as many people as possible there no better choice than white

blue kitchen? yay or nay?

@Jeffdeehan When you’ve got the vision and you know it you find a way to get it done.

15 years ago I bought a burned-out 26 unit building for $90,000. Fire had gutted the interior. Three feet of water in the lower levels. No bank would touch it. I paid out of pocket to demo it, then negotiated a loan that covered about half of what I needed. The banks said tiny apartments couldn’t rent above $500. We bet on $1,000. I sold almost everything I owned to finish it, including my truck. Rode my bike to the job site. Appraised for about 2.5 million when we finished.

@leo_szac That sounds similar to what I do as well. We do a lot diving around to target properties also when we pick a specific area we want to invest in.

My direct mail strategy for Ohio off-market deals: Target list: owners of 10–40 unit buildings held 12+ years (county auditor data, public record). Letter: one page. Plain language. 'I buy small multifamily in your market. If you've ever thought about selling, I'd like to have a conversation.' No price guarantees. No 'we buy houses' language. Cadence: same list, 3 mailers, 90 days apart. Response rate: 1–2% per send. That's not low — that's one or two motivated sellers per 100 letters. One conversation from a motivated, unrepresented seller is worth more than 20 MLS listings.

Every investor who's serious about wealth eventually asks me the same thing:   "Why real estate? Why not just index funds?"   It's a fair question. The S&P has returned about 10% a year for decades. It's simple. It's liquid. It requires zero work.   Then I walk them through the 20-year math leverage, taxes, cash flow reinvested, forced appreciation compounding.   Same starting capital. Wildly different ending number.   Most people have never run the comparison honestly. They've only seen one side cherry-picked.

@realEstateTrent This is why I like mixed use. Best of both worlds. And if one side has trouble due to economic pressure you have the other to support the property.

Owning retail property is just like owning multifamily, except: •Less management •Less tenant turnover •Tenants pay on time •Fewer sharks competing for deals •Far less new supply •NNN Leases •No rent control •Tenants invest in your property •Higher yields…

@andyantiles_ Just like any business you would own it has to be managed. Nothing operates well without oversight and proper hands on action.

Don't expect real estate to be passive It's far from it However, there's no asset class that creates such tremendous tax deductions while building equity and cashflow over time with such minimal risk

Stocks: appreciation, maybe dividends.   Bonds: income.   Crypto: speculation.   Real estate: cash flow, market appreciation, forced appreciation, leverage, tax advantages, loan paydown, inflation hedge all running at the same time, compounding on each other.   That's not a coincidence. That's why it works.

@saylordocs Or you’ll be 60 and still renting. One of the two.

Do NOT buy a house. Unless you are a millionaire. Rent for now. Wait for a 2008 type market crash to buy your first house. You will thank me later.

@GenZMultifamily How did he spend $18k on repairs in a year is the place falling apart?

A few weeks ago, I was about to send my biggest offer ever on this huge apartment building. 3 stories, 10+ units, parking garage, and 22,000 sqft. Very beautiful building. The seller was one of those “I know what I got” guys. Selling as-is with no concessions, which is totally fine. But I had to make sure my offer was perfect before spending money to fly out and inspect it. I asked for everything I could get and finally received the financials. "This is all I got for you son" Needless to say, my offer was not sent.

@garyboomer58 What do you do when the ones paying your pension go bankrupt ?

This is what happens when you choose a job without a pension

@JeffreyBrandes @Gh4nder Let them send a separate bill for each one. Watch how people start to question why they pay so much for a poor school system, or crappy roads.

The debate isn’t whether local governments will need revenue. The debate is whether your 2030 tax bill looks like: Property Tax: $4,000 or Fire Rescue Assessment: $385 Solid Waste Assessment: $425 Stormwater Assessment: $210 Public Safety Assessment: $575 Transportation Assessment: $290 Street Lighting Assessment: $95 Parks Assessment: $120 Total Due: $2,100 Plus whatever ad valorem taxes still apply to property that isn’t exempt. Non-ad valorem assessments already exist throughout Florida. If local governments lose a significant share of their homestead tax base, don’t be surprised if you see more of them. Government still needs revenue. The real question is whether we’re cutting taxes, shifting taxes, or simply changing the labels on the bill.

The blast radius nobody is talking about. Once the dust settles, Floridians may discover they did not merely change a tax system. They changed the balance of power between local communities and the state itself. And unlike a tax bill, that is a change that will be far harder to reverse. floridatrident.org/the-property-t…

@memory_gcr That depends do you plan on investing the 7.5 into cash flowing assets?

Is 7.5M liquid and a paid off house enough to retire in your thirties with kids?

@SMB_Attorney Claude has definitely been dumbed down since opus 4.6

FYI... ChatGPT is better than Claude again