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How the Rich Get Richer During Economic Downturns

Growing money

We’ve all heard about how “the rich get richer.” Smarter people than any of us have marveled about how the rich seem to get richer even during times of recession. 

 

How is that possible? When the rest of the economy is contracting, how do wealthy people keep expanding, seemingly in defiance of gravity? 

 

The best way to explain it is that the rich understand, better than most of us, that money is inherently an illusion. It can either expand or contract, relatively at will, depending on what kind of illusionist you are — what magic tricks you do. This is especially true in economic hard times.

 

So if money is an illusion, and what matters is what tricks you do with it … what rich-person money tricks can we all copy so we can protect and grow our wealth during economic downturns?

1. Invest In Appreciating Assets

Middle-class people tend to use money to buy toys. Cars, watches, clothing, gadgets … what Robert Kiyosaki referred to as “doo-dads.” But when you’ve bought every toy … what else is there to buy?

 

Rich people exercise “retail therapy” by buying appreciating assets like gold or real estate. They enjoy buying it the way a shopaholic enjoys checking out at Nordstrom. 

 

And they aren’t looking for a 3-6 month profit. They take the long view — something they will allow to appreciate for 3-5 years minimum before they sell. They enjoy owning it. The longer they own it, the longer they have made the illusion of money into the reality of a hard asset.

2. Use Leverage

Leverage is a fancy way of saying “Let’s buy this with other peoples’ money instead of our own.” When it’s a credit card at the shopping mall, this is a dangerous way to get into a financial hole. When it’s using debt to accumulate appreciation assets, it can be extraordinarily powerful.

 

The best-known example of leverage is using a mortgage to buy real estate. Let’s say I have $100,000 cash, and I find a house for $100,000 in a market that appreciates 3% per year. If I use all of my cash to buy that house free-and-clear, by the end of the first year it will be worth $103,000. My net worth went up $3,000.

 

Now let’s say I use leverage. Instead of using all my cash for one house, I divide it into four and make down payments on four houses. At the end of that first year, my net worth had increased $12,000, not $3,000. Yes, the mortgage payment eats into that a little, but not nearly enough to erode the benefit. 

 

Wealthy people have access to incredible leverage due to their net worth and connections … but the home or investment mortgage is special because it’s within reach of most people with reasonable financial fitness.

3. Income-Generating Assets

The rich are always giving themselves raises — but not like Congress gives itself raises. Rich people increase their income by choosing assets to buy that generate income. Cash-flowing businesses, promissory notes, and — most relevant to us — rental real estate.

 

Here’s the secret — the amount of cash flow doesn’t matter as much to them. Consider the recent interest-rate hikes. In a higher-interest-rate environment, cash flows are going to be smaller. 

 

But for the rich, even small positive cash flow is worth having … if it’s an appreciating asset. As long as the asset pays for itself, why not? Appreciation will eventually pay off. Meanwhile, every small amount of cash flow is contributing to financial freedom — enough passive income to cover all personal expenses without having to work.  

 

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MartelTurnkey investments are three-for-three — appreciating, income-generating, and leveraged. If you want to prosper in the next recession like the rich do, reach out to us and let’s make your next asset acquisition easy.

Check out Eric Martel’s youtube channel for more insights

 

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How to Invest in Real Estate Without Seeing The Property

Google Streetview

Many people find it shocking that 99.9% of our clients never actually see the rental houses we sell them. 

We get it. When you put it like that, it does make us sound a little like snake oil vendors with a bridge in Brooklyn we’d like to sell you.

But that’s a mischaracterization. What we do is make it easy for busy professionals to invest in booming markets — even if they live far away.

So how do you confirm a rental property exists without ever seeing it? Actually, it’s simple. Here are some ways to do it. 

Google Maps

With Google Maps, you can zoom in on any property in the United States and gather a wealth of information. First things first — you can see that there is actually a building there. 

 

But you can go further by using the Google Maps area-calculation tool to measure the area of the lot, as well as the enclosed area of the structure. This can go a long way towards validating the reported square footage of the building — unless you have been told that an addition was built. More on that later.

Google Street View

The genius of Google Street View is that it can drop you right into faraway neighborhoods, so you can look at the property on your computer screen.

 

The downside is that the Street View photography may be out of date, especially if the home was recently renovated. But you can at least confirm that there was a house there at the time of photography, as well as snoop around the neighborhood to get a sense of it.

Zillow

Zillow has listings of nearly every home in America — for sale or not for sale. Again, the pictures and details might not reflect recent renovations, but you can at least use it to corroborate certain aspects of the listing.

Property Tax Assessment

Property tax assessments are a matter of public record. You can usually look them up online. The assessment will include basic details about the property, as well as the county appraiser’s most recent assessment of its value — both land and improvements. 

Building Permits

If the property has been renovated and/or had an addition built, there should be permits. Ask the seller or reach out to the city construction authority to validate those permits. If possible, you can request proof that the work was completed, as well as the contractor’s final pictures.

Insurance Quote

Your insurance agent will do some basic research on the property to provide you a quote. If the property doesn’t exist, it is likely to come up here.

Customer Testimonials & References

In these days of customer satisfaction indexes and ratings, if the seller is a company, chances are they have an online reputation.  Do a little research and see what you can find and don’t be shy to ask for references. 

Boots on the Ground

Even if you are not local, you can always recruit or hire people who are local to do some snooping and take some pictures. Good prospects include local realtors, bird dogs, handymen, or people you hire on platforms like Craigslist or Upwork. 

Be judicious about the trustworthiness of your third-party boots on the ground, but at the very least they have little to gain by duping you.

Due Diligence

The due diligence process offers multiple opportunities for verification — even from afar. Many professionals involved in the sale transaction will visit the property during the due diligence — professionals whose job and reputation are at stake if they deal falsely. 

If you plan to take out a mortgage loan for the purchase, an appraiser will visit the property and assess its value, including any improvements, additions, or renovations. You may choose to hire a home inspector to walk the property for the physical due diligence. Finally, trying to sell a non-existent house will raise many red flags in the title work.

 

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The truth is, you have many ways to buy real estate with confidence, even if you never see it with your own eyes. MartelTurnkey is here to help every step of the way. Want to build your real estate empire the easy way? Call us today!

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Is The Economy Headed For Recession?

Talking heads gonna talk. We are definitely, 100% not headed for recession. Oh, and we are for certain, without a doubt barreling headlong into a recession. Which answer you get depends largely on which channel you turn to or which podcast you listen to.

 

Who’s right? Does anyone have a clear crystal ball? The short answer is “no.” Everyone tries to predict the future, and at least half of them reliably look like an idiot this time next year.

 

Let’s run the checklist and see what signs tell us we’re in a recession — and which ones tell us we’re not.

Signs We Are Headed For Recession

Two Consecutive Quarters of Economic Contraction

Some experts insist that “recession” has an official, concrete definition — two consecutive quarters of GDP contraction. The economy contracted in Q1 and Q2 of this year, so by that definition, a recession technically already happened. 

Inverted Yield Curve

The yield curve between the ten-year treasury bond and the two-year treasury bond is currently inverted. This is one of the most famous “canaries in the coal mine” for a recession. 

 

A yield curve calculates the difference in yield between a long-term bond and a short-term bond. Want to know where we are on the most popular yield curve? Subtract the current yield on the two-year treasury from the current yield on the ten-year treasury.

 

When the yield curve is at a positive value, it means that short-term bonds have lower yields than long-term bonds. This is how it’s supposed to be. But if the yield curve is inverted — that is, its value is a negative number — it means that short-term bonds have higher yields than long-term bonds, meaning investors are skeptical about the short-term economy and moving money into long-term investments.

 

What does all this mean? Rare inversions of the yield curve have frequently preceded famous recessions. This is not a perfect indicator. In the late 1960s the yield curve inverted twice, but no recession followed. The yield curve inverted in late 2019, and the COVID recession followed … but there was no way an unprecedented global shutdown could have been priced into those bond yields. That would have been real magic.

Inflation

As we have discussed many times (including last week), inflation is higher than it has been in many decades. If this keeps going, Americans can expect to have to tighten their belts and buy less stuff, slowing down the economy. The Fed is fighting inflation with higher interest rates … but ironically that could cause a recession too by suppressing demand.

Signs We Aren’t Headed For Recession

Q3 Economic Growth

While the economy contracted in Q1 and Q2, GDP grew in Q3. So if we’re adhering to the strict definition of “recession” from above, technically the recession already came and went. 

Record Corporate Profits

Corporate profits grew 6.2% in Q1 and another 2.6% in Q2. Q3 earnings have been a mixed bag, but we’re still in positive territory.

Low Unemployment

According to economists, the US has a “natural” permanent unemployment rate of 4.4%. Above that indicates economic weakness; below indicates economic strength. Well, the unemployment rate is 3.5%, well below the “natural” rate. This doesn’t account for the toll inflation may take on the buying power of those wages.

What Does It All Mean … And What Should You Do?

No two recessions are alike, and hindsight is always 20/20. We could be heading into a recession; or we could be headed for recovery. A year from now, half of the talking heads are going to look pretty stupid.

 

If you’re wondering what to do to grow your wealth in such uncertain times, the best strategy is to target real estate in strong markets. Real estate enjoys the benefit of being highly localized. Strong local economies tend to grow even when the US economy struggles as a whole. 

 

Don’t believe me? Cities that grew during the Great Recession included Oklahoma City, Austin, San Antonio, Houston, Seattle, Charlotte, Raleigh, San Jose, and Salt Lake City. If you were invested heavily in those cities’ housing markets back in 2006, you would have probably come out of the Great Recession nearly unscathed.

 

So which housing markets are going to do fine in the next recession, when and if it ever materializes? MartelTurnkey has crunched the data and identified our winners … and we’re putting our money where our mouth is, buying up property there like it’s going out of style.

 

If you want to continue growing your wealth, recession or no, reach out to us today to find out where we’re investing … and how you can get in on the action with us!

If you like this article you may be interested in the article on how inflation is impacting your purchasing power.

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The Price of a Cup Of Coffee: Why Investing is Critical

investing coffee analogy

This popular blog from last year bears repeating. Please enjoy again, preferably with a cup of coffee in hand. 

 

We’ve talked in the past about the importance of investing in real estate to protect your wealth from inflation. Considering the ever-rising rates of inflation, we’ve simplified the perils of inflation using a simple metaphor — the rising price of a cup of coffee and how it relates to real estate investing.

How Inflation Erodes Purchasing Power

Let’s say the average cost of a cup of coffee at Starbucks is $5. If inflation averages 8% over the next 2 years, two years from now, that same cup of coffee will cost $5.83. 

 

Boo hoo, right? Maybe you’ll have gotten a raise, or tightened your belt, or won the lottery, or moved to South America, and you’ve been meaning to cut back on caffeine anyway. Why worry?

 

Let’s apply the cup of coffee metaphor to your wealth and net worth… 

 

You have $25,000. How many cups of coffee can you afford today? 5,000 cups of coffee at $5 a cup.

 

Let’s say you decide to keep that $25,000 in the bank, how many cups of coffee can you afford two years from now? Only 4,288 cups of coffee. 712 fewer cups of coffee in 2 years! The same amount of money buys less coffee. Effectively, you’re a lot poorer than you were two years ago. The solution and your goal should be to invest your money to outpace inflation.

Chasing After Yield

Let’s say you invest in a security that has a 9% yield, which is an average stock market return. In two years, your $25,000 is worth $29,700.

 

How many cups of coffee can you buy then? You have enough for 5,094 coffees at $5.83 a cup. The challenge here is to consistently achieve high returns. Can you achieve 9% return on your investment every year? 

The Power of Real Estate

Here’s the amazing thing about real estate investing in times of inflation — it causes asset values to increase, but it causes the value of debt to decrease. After all, that debt is measured in dollars, which has lost purchasing power at a rate of 8% per year!

 

Let’s say you use your $25,000 to purchase a real estate rental property worth $100,000. You pay $5,000 in closing costs, put $20,000 as down payment, and get a $80,000 mortgage. 

 

If this property appreciates at a modest 2% a year, your property is worth $104,000 two years from now. During that same period the property was rented out. The rent you collected paid for your mortgage, taxes, insurance and property management fees, AND over 2 years, you generated $6,000 in positive cash flow. On top of that, the rent also reduced the amount of your loan to $78,500 (you paid down $1,500.)

 

Now, how much is your investment worth? At the end of two years your $25,000 investment is worth $32,500.

 

How many Starbucks can you afford now? Over 5,574! 480 more cups of caffeine than the stock market investment. In a very short two year period, you increased your purchasing power significantly, whereas in the first two examples (stashing cash and a 9% stock market investment) you either lost purchasing power or barely maintained it by taking significant risks.

 

And guess what — it gets even more excitingly dramatic as you increase the investment period. The most positive results are possible through appreciation and leverage.

 

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If you know it’s time to get serious about inflation, reach out to MartelTurnkey today. We have cash-flowing, renovated homes  with tenants in place, available for investors. Protect your wealth the wise way. And as a bonus, our cash flow spreadsheets, which are easily downloadable for every property, include 10-year projections.

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Get Your Investment Strategy In Gear Before The Year Is Over

Happy October, and welcome to Q4 2022! You’re probably formulating your holiday plans right now … and it wouldn’t hurt to start formulating a Q4 capital allocation plan along with it.

 

Q4 is a busy time at MartelTurnkey. Our long-time investors usually pull up their shopping carts, looking for deals. Of course, this means our inventory will probably get far more slim over the next month or two, so if you’re thinking about investing, we should probably move forward the conversation ASAP. 

 

Why is Q4 a great time to invest? The answer, as it so often is in real estate investing, is tax advantages. Buying a turnkey rental in the back quarter of 2022 can make the tax return you file in April 2023 much happier. (Or at least, happier for you. Maybe not so happy for the IRS.)

 

You get two major tax advantages for investing in Q4 …

Deductible Expenses

As we have discussed in previous articles, real estate investment is a business. If you own rental real estate — even a single turnkey rental house or condo — you are a business owner, and as such you are eligible to deduct a slew of expenses that homeowners just don’t get to. 

 

Homeowners get to deduct their mortgage interest … but they don’t get to deduct their insurance premiums, repair expenses, utilities, etc. 

 

This is true of every real estate investment, but Q4 amplifies that effect. The most expense-intensive times in the life of a real estate investment are at purchase and at sale. In the case of purchase, you have closing costs, loan fees, and startup costs. 

 

That’s a lot of deductible expenses that you can tack on to your 2022 tax return at the eleventh hour. There are ways to maximize that deduction even more — for example, pre-paying your insurance premiums for a full year.

Year-1 Depreciation

Again, we’ve talked about this before, but it bears repeating — depreciation is a real estate investor’s best friend. 

 

What is it? It’s a deduction you’re allowed to write off your taxes for “wear and tear” of the property, based on the assumption that the property gets less valuable with age and use.

 

Of course, real estate tends to appreciate in value over time … but you still get to take the deduction. It’s a writeoff that you don’t have to actually spend money to claim! 

 

Homeowners don’t get to do this — only real estate investors. You have to “recapture” that depreciation if you sell the property for a profit … but your recapture of that depreciation may be capped. 

 

You can start depreciating your property as soon as you acquire it. Your first-year depreciation will be prorated based on the percentage of the year you owned the property. 

 

For investors who want more deductible expenses in 2022, investing in real estate in Q4 is a no-brainer.

 

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If you want these tax advantages for 2022, time is running out. Our inventory is limited, and we expect significant demand per usual in Q4. If you want one of these renovated, tenant-in-place, cash-flow-generating turnkey rentals to be yours, reach out to us today!

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3 Reasons Why NOW Is The Time to Invest In Turnkey Rentals

There’s no doubt about it — interest rates are up, demand is down, and we’re starting to see prices dip as the market finally starts to cool down. 

 

Is the party over? Has the time come to hunker down and sit on your cash?

 

Far from it. Experienced investors know that the party is just getting started. Here are three reasons why now is the perfect time to consider buying a turnkey rental to start — or add to — your real estate empire.

1. The Time to Buy is When Everyone Else Hesitates

We know it’s scary to go against the grain. When everyone else is hunkered down and hoarding their cash, afraid of their own shadow, you’re the one “idiot” buying things. The market just crashed! How can you even think of buying things?

 

But when markets dip, that’s the best time to buy. After all, things are cheaper and have room to grow. The worst time to buy is in a hot market, at peak FOMO, when every offer sparks a bidding war and everyone is scrambling to get properties.

 

In an environment like this, with interest rates rising, buyers are a lot more hesitant. This means less competition, as well as decreased demand. There are more smoking deals out there than at the beginning of the year … and fewer people vying for them.

2. Rates Are Up … But Your Tenant Pays Your Mortgage

Yes, those mortgage rates have gone up in the wake of the Fed’s historic Federal Funds rate increases. Your mortgage payment will be higher than it would have been at the beginning of the year. 

 

This is somewhat bad news for homeowners (though they have good news as well — they will face fewer bidding wars too). After all, they have to shoulder the entire mortgage burden themselves.

 

But as a real estate investor, you don’t even pay your mortgage. If you buy right, your tenant pays your mortgage vis a vis their rent. As interest rates have gone up, so too have market rental rates, leaving landlords with little net change in cash flow. 

3. If Rates Go Down, Your Value Will Skyrocket

If you buy at a dip or a low point in the cycle, you’re very likely to experience robust appreciation over a window of 2-5 years. But if the Fed loosens up the rates that they just tightened, you might not even have to wait that long.

 

If rates go back down, demand will explode and your property’s value will skyrocket. You can then sell for a windfall profit or refinance at those lower rates, either to reduce your mortgage payment and increase your cash flow … or pull out cash and buy more property. 

 

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This is the buying opportunity of a lifetime. Don’t sit on the sidelines. MartelTurnkey is here to make it easy for you. We’re hard at work shaking every deal possible out of our carefully-chosen markets, and we have some screaming prices in store for you — which means more cash flow, more appreciation, and more ROI. 

 

If you’re even considering getting involved, don’t be shy — drop us a note! We’ll walk you through the whole process.

 

If you like this article you might also be interested in this article also.

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7 Expensive Mistakes Real Estate Investors Make — and How to Avoid Them

Humans are wired instinctually to seek pleasure and avoid pain. Believe it or not, the “pain-avoidance” instinct is actually a lot stronger in most people than the “pleasure-seeking” instinct.

 

More than we want to get it right, we really don’t want to get it wrong. The fear of making a rookie mistake stops many aspiring investors in their tracks. Actually making rookie mistakes could result in financial losses — possibly even knocking them out of the game entirely.

 

In other words, knowing what not to do is just as important, if not more so, than knowing what to do. Here is our list of the seven most expensive mistakes first-time real estate investors (or even experienced real estate investors) tend to make … and how to avoid them. 

1. Not Starting

The biggest killer of financial dreams is “analysis paralysis.” You don’t have to hit a home run out of the park on your first at-bat, but you’ll never win if you don’t get in the game! Get educated, do your due diligence, manage your risk as best as possible, but you can never eliminate risk entirely, and we learn the most by doing. 

 

Trust your advisors, trust your intuition, trust the numbers, and take the plunge! Every investor makes mistakes, but with enough preparation and the proper advice, they won’t be death blows. Any small lessons you learn the hard way will make your next investment even better.

2. Investing Emotionally

We get emotional about our homes; we can’t afford to get emotional about real estate investment. First and foremost, real estate investing is a financial activity, which means a good deal is hiding in the numbers, not your gut.

 

How does this manifest? Passing on an “ugly” house and missing the upside potential. Overpaying for a “beautiful” house because they would want to live there. Chasing FOMO into buying at the top of the market. 

 

Cool your jets, recruit some advisors, and look at the numbers. That’s what the pros do.

3. Underestimating Expenses

It’s human nature to hope for the best. If a contractor (or realtor) throws out a lowball number of how much a repair, rehab, or upgrade will cost, we want to believe them. After all, the deal works at that lower number!

 

This is how real estate investors get in over their heads, with an over-budget renovation and no cash reserves to finish it. Uninhabitable and with no rental income, the property becomes a bonfire of money and a stain on your balance sheet.

 

Don’t fall victim to a lowball expense estimate. Shop around for estimates, pick the highest estimate, and then bump it up 20-30%. If your deal can survive this worst-case scenario, you may have a winner. 

4. Being Too Cheap

Some first-time landlords get stingy with the purse strings, neglecting maintenance and only responding to service requests when something is on fire.

 

Even if this pinches a few pennies in the short term, it is short-sighted. A neglected tenant will bounce when the lease is up, and then you have to endure the cost of replacing them. Deferred maintenance often turns simple fixes into catastrophic system failures. Skip the step of flushing the water heater this year, and you may end up with the back-breaking expense of replacing it next year. 

5. Not Being Cheap Enough

Some landlords turn their rentals into vanity projects, upgrading them with the same vigor as they would their own home. This is when you see modest duplexes with deluxe stone countertops and jacuzzi tubs. 

 

Overkill! You won’t substantially outpace market rent for the area with luxury upgrades, not nearly enough to justify the expense. We beseech you — get a different hobby! 

6. Only Looking in Their Own Backyard

Many first-time landlords think they are limited to the city in which they live. They think buying out-of-town or out-of-state is a hassle at best, risky at worst.

 

Actually, buying an out-of-state rental can be easier than you think … and the profits are worth it. If your local economy is stagnant or near a market-cycle peak, why not look farther afield for a city that is on an upswing and about to boom?

7. Trying to Do It All Themselves

Real estate investing is a team sport. You don’t know everything, and you can’t do everything. Pounding every nail in the renovation … making every decision in a vacuum … these are the marks of an amateur.

 

Pro real estate investors rely on carefully-chosen teams of experts. You don’t have to go it alone! Whole industries exist to help make you successful. Don’t turn your back on them out of pride — determine where you need help, and then go find it!

 

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MartelTurnkey helps first-time and experienced investors alike avoid these seven deadly pitfalls. More than anything, we help with the first one — getting people in the game! If you want to invest in property and don’t know where to start, give us a call! Whether you work with us on one property or dozens, you won’t believe how easy it can be to realize cash flow, profits, and tax savings by buying turnkey rentals in booming markets.

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Next Steps — What to Do After You Close on your Turnkey Rental

You did it! You’ve patiently waited the 6 – 20 weeks it takes to renovate the house and put a tenant in place. You wired your earnest money deposit, agonized over your financial disclosures, and navigated a labyrinth of online portals (with MartelTurnkey there to help you at every step!) 

 

You’re finally at the finish line! It’s closing day, and you are the proud owner of a turnkey rental property!

 

… Now what?

 

Many people have their eyes so fixed on the watershed moment of closing day that they give little thought to what comes after closing day. After all, the story continues. You own a rental property! Shouldn’t you … I don’t know … do something?

 

Some people check out, like high school seniors a week before graduation. Other people try to do too much, forgetting that this is supposed to be a turnkey asset to create passive income (not everyone likes to be passive).

 

The correct answer is somewhat in the middle. Here are our recommendations for the next immediate steps after you close on a turnkey rental … 

1. Set Up a Call with the Property Manager.

Your property manager is your eyes and ears, your boots on the ground — a combination of a guardian angel and nosey neighbor. Start off on the right foot with a kickoff call to get you on the same page about the property. The property manager can probably allay many of your concerns, suggest more next steps, and reassure you that your turnkey rental is in good hands.

2. Follow Up on Any Outstanding Construction or Inspection Items. 

Sometimes every construction item isn’t completed by closing day. For example, our vendors don’t pour concrete in the winter, so if the property needs a new driveway it may have to wait. Talk over any outstanding items on the construction to-do list with your property manager, contractors, or us. If you decided to get a home inspection, there will probably be a laundry list of uncorrected defects, many of them low-priority. Go down the list and decide which ones to keep an eye on and revisit.

3. Consider Extra Enhancements. 

If you feel like going the extra mile, consider some curb appeal or interior enhancements — red geraniums in the garden, a coat of yellow paint on the shutters, permanent shower rods, window blinds, etc. Talk to your property manager about what might spruce up the property. It probably won’t get you more rent in the short term, but it may encourage your tenant to renew or at least help with the next tenant. Besides, showing your property some TLC is good for morale and helps elevate the entire neighborhood, which can only help your property value.

4. Review the Appliance Situation.

Depending on the location, some houses are rented with appliances, some without. Don’t rush into an appliance situation based on what is normal in your area or what you would like — check with the property manager about what local tenants expect. You can always install appliances or upgrade the current ones, especially if it will help convince your tenants to renew and save you turnover costs.

5. Follow Your City On Social Media

All real estate is local, and you want to keep at least one finger on the pulse of the community you just bought into. Follow local landlords, property owners, economic, and newsgroups on social media. Consider subscribing to the RSS feeds of a few local blogs.

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Now you have a few proactive steps to take after closing. If we may suggest a few others on a personal note — message us at MartelTurnkey with a testimonial for us to share on our website, tell an investor or aspiring-investor friend how we did, and let us know your timeline for your next purchase on the road to financial freedom!