The 7 Great Truths of Real Estate Investing A few simple facts that will change your life By Jarom Adair

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1 The 7 Great Truths of Real Estate Investing A few simple facts that will change your life By Jarom Adair Hi, my name is Jarom Adair. What I'm about to share with you will absolutely change your life if you put it to use. A couple years ago I didn't know the first thing about real estate investing, except that I knew people were making very good money at it. I didn't know if it was a game that only wealthy people played or if it was something I could do myself as an average person with an average income. I didn't have a lot of time, very much money, or any friends who were already investing who would show me the ropes, but I had a lot of desire to create a better life for myself and my small family, and I knew my job wasn't going to get me there. I'm not going to tell you my whole story here, but after doing a few deals and making some decent money I decided to write this report for people who are new to real estate. As you read this article you'll learn what the wealthy know about real estate investing, and it will change your financial future if you're willing to put it to work for yourself. In short, I wrote this article because this is the information I wish someone had given me when I didn't know anything about real estate investing. If you're new to the possibility of investing in real estate, some of the concepts here will be a revelation to you. Whether you want to become very wealthy or simply retire early, there are many reasons why real estate is the fastest and most effective way to get there. And the best thing is that if you're serious about financial success, there's no reason why you can't start putting these things to work for yourself right now. While you read this, please set aside any concerns you have about how you personally would participate in real estate. Leave the "how to" to us, because that is what we do well, and for the moment become familiar with the "why to" in this article. There are 7 reasons, all described below, why real estate is the path to financial prosperity. After reading this you will understand why so many of America's wealthy make and invest their money in real estate and why, regardless of your current situation, you should seriously consider doing the same. Enjoy! -Jarom Adair

2 2 Reason #1) Money Obviously most people are interested in real estate for the money it produces. There are two kinds of money in real estate: Massive and Passive Massive Money There are a lot of ways to make large chunks of money in real estate. If you fix and flip a house, do a short sale, or wholesale a property, you can make $5K~$50K per deal or more. Most of the common real estate investment strategies produce large lump sums of cash. One example: most people have seen the fix and flip shows on TV--if you buy a house for $200K, fix it up for $20K, and sell it for $250K, the $30,000 difference is yours to keep. (Technical note: The examples in this article are very basic. They're just used to illustrate different concepts so they won't go into a lot of detail and the numbers may or may not be accurate for your particular market and location.) For descriptions of the most common real estate investment strategies go to The better you know these strategies, the more money you can make in any area and any market condition. Whether the market is going up or down, whether you're in Hawaii, New York, or somewhere in between, at least one of these 10 strategies listed will work for you. Passive Money When you do make a large chunk of money, ideally you're not going to spend it on a new car or blow it in Vegas. Ideally you're going to invest it back into real estate. Because making large sums of money is great, but it requires work. Most investors would rather make money without working. This is called "passive" income, and that can be done through investing in rental property. Let's say you make $30K from that fix and flip previously mentioned. You find a nice $300K 3bed/2bath house and, doing your homework, you find that you can put $20K down on the house and make $300 a month renting it out. $300 a month isn't a huge amount of money, but it's $300 that you don't have to work for each month. The big picture is this: Let's say your monthly bills total $3,000. Right now you have to work full time just to pay those bills, but there is a better way. How many houses that cash flow $300 a month would you need to cover your monthly bills? Ten houses, right? Ten houses at $300 rent from each house is $3,000 a month. If your goal is to buy 2 properties like this a year, then in 5 years you would be receiving $3,000 a month in rents and something wonderful happens--you basically don't have to work any more. Your bills are covered. You could sit around watching TV for the rest of your life if you wanted to. 2

3 3 With good renters in your houses all the work you end up doing is making a trip out to your mailbox to collect rent checks. Then you have to drive to the bank and deposit them. That's the kind of hard work you want to do more of! And what if you don't want to live on $3,000 a month? What if you'd rather have $4,000 a month? Then get more properties and increase your passive income. If you want to buy a new car and the payments are $500 a month, pick up a couple more rentals first till you have the extra $500 coming in as rental money. Want to move into a nicer house? Find a way to raise your passive income first then, and only then, raise your expenses. If your passive income always exceeds your expenses, you will never have to work again. It's that simple. This is the most effective way to give yourself an early retirement. Of course with any property you'll have to deal with clogged toilets and late rent payments. That's when you want to pick up a couple more rentals so you can hire a property management company to take care of all that for you. It is very possible to set yourself up to where all you do is collect money in your mailbox at the beginning of each month. My goal for new investors is to achieve this in 5~7 years. We start by finding the best way for you to make large "massive" chunks of money, and then invest that into rentals and create that "passive" income. If you'd be interested in doing that for yourself then we definitely have something to talk about. It sure beats working till your 65 and then hoping you die before your 401K runs out of money. With real estate you could live forever and your rental income will continue to support you forever. In fact, doesn't rent go up over time? With 10 properties you might be making $3,000 a month this year, but what if you raise rent by $20 a month next year? Then you're making $320 per house for a total of $3,200 a month in passive income. Not only can you raise rent, but your tenant is the one paying off your mortgage for you. Debt is generally considered bad when you have to pay it yourself, but debt is good if you can get someone else to pay it for you. When the house is eventually paid off (lets say 30 years from now), you get to keep all the rent for yourself. What do you suppose monthly rent will be on a house like this in 30 years? $10,000 a month? $20,000 a month? Whatever it is, you'll get to keep it all. One last thing--$300 a month for rent on just one of these houses equals $3,600 a year. That's an 18% return on the $20K you invested into the property. That's not a bad rate of return, especially compared to the stock market or anything else you could invest your money in. Reason #2) Appreciation Houses grow in value over time. How fast they grow in value is called appreciation. I've had properties appreciate 20~40% in a year, where properties worth $140K~$165K were worth $200K~$250K a year later. That's tens of thousands in equity that wasn't there before. What did I have to do to earn that money? I had to pay the mortgage on time. That's about it. 3

4 4 If you want to have an interesting discussion, ask your parents how much they paid for their first home. What they paid will depend on where they bought it and how long ago. Then ask them what that house is worth now. If they don't know, you can look it up on a web site like When you see what the property is worth right now compared to what they paid, that's a good time to ask them if they wish they had bought 20 properties 20 years ago back when houses cost a lot less. Anyone who bought 20 homes 20 years ago would be a multi-millionaire today. Then ask yourself what you're going to say 20 years from now. Are you going to say "I wish I would have bought 20 homes 20 years ago" or are you going to say "I'm sure glad I did buy 20 homes 20 years ago"? Real estate is a true asset to you. It's the only thing that will go up in value while it brings money in each month. What else can you invest your money in that will do that for you automatically? You won't find a stock that will go up in value and pay you a dividend every month. Everything else goes down in value (cars, boats, toys) or you have to sell it to make money and then you don't have it anymore (stocks, gold/silver, rare coins/paintings/stamps). Reason #3) Equity Equity is the difference between what a house is worth and what you owe on the house. If you have a $300K house but you only owe $230K on it, you have $70,000 of equity in the house. This money is yours if you sell the house or get a new loan on the house. Over time, as the house appreciates and you pay down the mortgage, the equity in your house grows. If you were to purchase a $300K house with a 30-year mortgage, what happens over the next 30 years? The mortgage gets paid off and you owe nothing on the house. During that same 30 years the house is appreciating in value. If the house appreciates at a simple 6% per year, after 30 years it will be worth $1,723,000. What did you do to earn the extra $1,400,000? You just paid the mortgage on time and kept the house in decent condition. That's it. That's a property that you own free and clear, anything you rent it out for is all yours to keep, and if you sell it you get $1.7 million. This is also a good time to ask your parents why they didn't buy 20 homes 20 years ago. If they had, you probably wouldn't be reading this right now. You'd probably be on a beach somewhere. Reason #4) Taxes A world of happiness awaits the real estate investor at tax time. 4

5 5 Do you realize there are two different tax systems in America? It's not "one for the rich and one for the poor" although it often turns out that way. There's one for the employees and one for the business owners. Did you know that as the owner of a business (i.e. a real estate investing business) you have hundreds of tax deductions available to you? As an employee what sort of tax breaks do you get? You can write off your spouse, children, and the interest on your home. That's about it. As a business owner you can write off the expenses from your phone, mileage on your car, computers, food, and anything else having to do with your daily actions as a business owner. If I go out to a restaurant, I'll take a business partner or a fellow investor and deduct the lunch from my taxes. I'm really hard on cell phones, and every time I buy a new one I get a tax deduction. I don't take vacations anymore--i take business trips! Occasionally I'll meet someone who hears this and thinks that I'm evading taxes or cheating somehow. Let me stress that this is all 100% legal, and while I am not a tax professional--you'll want to pass everything by your own CPA--realize that the laws of this land were created by our government, and the government knows that our economy is kept afloat by business and real estate. Because the government wants to encourage people to start businesses and keep the real estate market strong, they are more than happy to give us tax incentives to start businesses and invest in real estate. That is the country we live in, and everyone who lives here has the option to either complain about how much they pay in taxes or to take advantage of the same tax deductions as the wealthy do. You don't even have to be a very good real estate investor--just setting up a business and working on it in your spare time qualifies you to start saving money in taxes. As a business owner not only do you get to deduct all sorts of things, but you also pay taxes differently as well. If you're an employee, what is the first thing that comes out of your paycheck? Taxes. The taxes come out first, and then you are allowed to spend whatever is left. In a 30% tax bracket the average employee works the first four months of the year just to pay their taxes. Business owners are different. Taxes are actually the last thing we pay. Where employees make money, pay taxes, and spend what is left over, business owners actually make money, spend that money, and then pay taxes on whatever is left over. Here is a very basic example: Employees: make $100K pay tax on $100K have $70K to spend total taxes paid: $30K Business owners: make $100K spend $70K pay tax on $30K have $20K left over total taxes paid: $10K 5

6 6 The employee pays $30,000 in taxes, and the business owner pays $10,000. If you saved an extra $20K in taxes, wouldn't that mean you could pick up an extra rental property or two with the money you saved? That is a major reason why employees can work for 40 years and not be any farther ahead financially then when they started, yet business owners and real estate investors continue to grow in wealth. And this is where it gets really fun: one example of a great tax deduction is "depreciation". It works like this: small ticket items are fully tax deductible, meaning if you spent $40 on office supplies you take a $40 tax deduction that year. However, if you were to buy a $1,000 computer, you wouldn't be allowed to take the full $1,000 deduction that year. The government will tell you to take a $200 deduction each year for 5 years. The government assumes that 5 years is the basic useful life of a computer so they want you to spread the deduction out. At the end of 5 years they assume the computer will be worthless and you'll need to buy another one. How does this work with real estate? Let's say you became a business owner, paid less in taxes, and you picked up that extra rental property for $300K. Uncle Sam won't let you write off $300K on your taxes all at once, but you are allowed to take tax deductions on the house over the next 27.5 years (instead of 5 years like a computer, the government decided to make real estate deductible over 27.5 years) (where they came up with that number I have no idea). Here's what happens: you take the value of the house (we'll say the land that the house sits on is worth $25K so the value of the house itself is $275K). Over the next 27.5 years you get to "depreciate" that house, as if it will be worthless in 27.5 years, to the tune of $10,000 a year ($275 divided by 27.5 years is $10,000 a year). That's a $10,000 tax deduction every year for 27.5 years. If you earned $40K last year and owned 4 of these rentals, you wouldn't pay any income tax. None. So if you paid too much in taxes last year, buy real estate. The crazy thing is that when you buy real estate to lower your tax bill, that real estate you bought tends to earn you money. So you lower your taxes but make more money. When you make more money you need to buy more real estate to lower the taxes on that money. So you buy more real estate, which lowers your taxes again and makes you more money. It's ridiculous when you think about it. There are two money problems in America: one is not enough money, and the other is too much money. If you work at real estate investing long enough, I guarantee you will have the problem of too much money. Not only that but, after depreciating the $275K house for 27.5 years, is the house now worth $0? After 5 years a computer is just a heavy paper-weight, but after 27.5 years a $300K house (at 6% appreciation) is worth about $1.5 million. Do you know any millionaire employees? Even if you made a million dollars as an employee, you'd still pay 30~50% of it in taxes which would take you well below the million dollar mark. Because of the tax laws it's practically impossible to become wealthy 6

7 7 as an employee. If you want to become wealthy, you absolutely have to take advantage of the tax laws set up for business owners and real estate investors. Reason #5) Leverage Leverage is the #1 thing the wealthy use to set themselves apart from everyone else. Most people are trying to make money on their own power. You may have heard the adage "How do you make a million dollars? It's simple--work a million hours." If you're relying solely on yourself to make money, you're doing things the hard way. There is a much better way to make money, and this is the top secret to a much brighter financial future: you need to learn to use other people's time, other people's knowledge, and other people's money to create wealth. This happens all the time. When I started working for a web design firm several years back, I was pretty happy when I started at $15 an hour. I thought that was pretty good until I discovered that the owner of the company was charging my work out at $65~$105 an hour. My boss was using my time and my knowledge to make him money. If you're an employee, your boss is doing the same thing. As a rule of thumb, your boss will pay you just enough money that you don't quit. An average employee will then work just hard enough that they don't get fired. Either way, if you're not a mediocre worker and you aspire to greater things in life than your next $.50 raise, you owe it to yourself to learn and apply the concept of leverage. In a real estate setting, this is one way that leveraging works: If I gave your average person $20,000 today and told them to invest it, they would probably stick it in a mutual fund someplace. The stock market will generally give you returns of 5~12% in an average to good year. That's not bad, but it won't make you wealthy in your lifetime. On the other hand, let's say you invest the $20K in a rental. If you go into a bank with $20,000 and ask them to loan you $280,000 to buy a $300K house, will the bank loan you the money? Of course! They're more than happy to. They spend money on advertising to get people to come in and borrow their money. They'll check your credit score and such, but banks will loan you money for real estate all day long, especially if you have money to put down on the house. Since 1969 the Board of Realtors has tracked housing prices. According to their records real estate as a whole has appreciated an average of 6.34% per year for the last 40 years. That 6.34% might sound pretty low, especially considering that the stock market will likely give you a better return. If the stock market gave you a 12% return on your $20,000, you would make $2,400. Not too shabby. But here's where the concept of leverage comes in--leveraging other people's money to make you rich: 7

8 8 A 6.34% return on $20,000 is $1,268. That's nothing special, but does the 6.34% appreciation apply to just the $20,000 you invested or do you make money on the entire $300,000 house? The entire $300,000 of course. In one year at 6.34% appreciation, that house goes up in value $19,020. $300K X 6.34% = $19,020. That's a 95% return on your $20K investment. Can you get a 95% return in the stock market? Yes, you can. But you have to take some serious risk to do so. But in real estate, if you simply break even on the property in every other way, you've just made a 95% return on your money in one year. What happens if that neighborhood hits 20% or more appreciation? That's over a 300% return. What if you don't put anything down on the loan? That's an infinite return. Include depreciation, other tax write-offs, and rental income from the property, and you can begin to see why the wealthy in America, and those who want to create wealth for themselves, invest in real estate. So far we have a rental property that is giving us a 95% return on appreciation, an 18% return on rental income, and a $10,000 tax break as well as any tax write-offs we take as business owners. All of this is done by leveraging other people--your bank, your renter, and your government. And it gets better. Reason #6) Risk Let's go back to that moment where you were talking to your banker about borrowing $280K to buy a $300K house. Your banker was more than happy to consider you for that loan, right? Keeping that in mind, let's say you walk into that same bank only this time you tell them you'd like to invest $300K in the stock market. You tell them you've got $20K and you'd like to borrow $280K so you can put it all on a stock tip you just received. Will the bank loan you the money? Not a chance! They'll think you're crazy! They'll laugh you out of their office! Why is that? Why would a bank happily hand you $280K for a house but consider investing in the stock market ridiculous? There are several reasons. Banks are very smart with money. They don't take on unnecessary risk. Just take a look around--who has the biggest, baddest buildings in the land? Banks do. Banks are doing something right, and this is what we can learn from them... Banks understand risk management. They understand that houses are real. If you own a house, you are in control of it. You can fix it if something breaks. You decide who lives there. If you want to increase the value of a property you can paint the walls or spruce up the landscaping. You can insure the house in case it burns down. It will never be worth 8

9 9 zero. Even the real estate under a few feet of water in New Orleans never went down to zero in value. Can a stock go down to zero? Yes. You have unlimited downside risk. What control do you have over the stock price? None. Whether it goes up or down is completely out of your hands. You can try calling up the company CEO/President and ask them to work extra hard so you get a return on your money. Or you can pray. That's about it. You have no influence on that stock. It's gambling and banks won't touch it, yet most of America invests there. The average person throws a little money at the stock market each paycheck in hopes that they'll be able to retire someday. Unfortunately most Americans don't retire comfortably if they retire at all, and a lot of this is due to the fact that they've taken a "hands off" approach to their finances and have given control of their retirement to someone else. Real estate investing is for people who want to take control of their financial future. It requires knowledge and work. You'll have to actively manage your money and make your own investment decisions. There are risks in real estate just like any other investment, and for the ignorant there's even more risk than other investments. But for the person who enters the real estate market the right way there is minimal risk and much more reward. Reason #7) Freedom A lot of what we've talked about here focuses on money, because when people first get into real estate it's generally for financial reasons. The 7th reason people choose to invest in real estate is for the freedom it creates. Real estate can get you where you want to go faster than any other financial plan--faster than 401K's, IRA's, gold, working overtime, and stuffing money in a mattress combined. Real estate investing is called "The 5-Year Plan", which basically states "Work for 5 years like others are afraid to, so you can live the rest of your life like others only dream of." The "life that others dream of" consists of having the ability to spend your time and money on whatever it is you desire. Money doesn't bring happiness, but it does bring freedom to choose what you do with your time. Five years may not make you megawealthy, but it's enough time to get you in a situation where your investments pay for everything you need as well as a lot of what you want. At that point what you do with yourself is your choice. The money is great, but there is always something more important than money. There are probably things that you'd really like to do with your life that you generally can't do just living paycheck to paycheck. I'm not talking about having a big house, nice cars, and traveling the world. Those things are all fine and good, but they don't bring lasting fulfillment. I'm talking about something that you could really throw yourself into and enjoy for the rest of your life. 9

10 10 For most people that takes the form of making a difference in other people's lives. Maybe you'd like to improve the situation of your family, your community, or the world. Maybe you have a desire to make a difference in the lives of the people around you. I work with a person who wants to establish a foundation for abused children. Another who wants to create a micro-loan program for people in Africa. Another who wants to build public libraries for local communities. It's something different for everyone and very individual to your situation. What would that be for you? If you haven't before, take a moment to think about what you'd really like to do with your life if money were no object. Maybe it's volunteering in the community, doing charitable work, helping other people improve their own financial situation, donating to good causes, or spending more time with the people you care about. Whatever it is, it will take time and money to do it. How many times would you have helped someone else, but you're having a hard time just helping yourself? So figure out what you'd really like to do with your life, then see if what you're doing right now is going to get you the time and money freedom that you'll need to do those things. Your true goals for your life are likely out of reach right now and a 40-hour-aweek job is not likely to get you there any time soon. It's going to take something out of the ordinary like real estate investing to get you to where you really want to be financially. These life goals will give you a direction and something to shoot for. This is important not only so you know what to do with yourself when you've got time and money, but if these goals are important enough to you then they'll actually give you the determination and drive that you will need to succeed in real estate investing (or anything else you put your mind to). Conclusion Real estate investing has the potential to change not only your life and the lives of those around you, but the lives of people for generations to come. If you acquire the knowledge and skills of real estate investing, you've got the ability to create wealth and freedom for yourself and others. This ability is something that nobody can take from you, and it gives you the time and resources to then go out and make a difference in the world. Our group of investors want to work with socially conscious people who have dreams to do great things for themselves and others. These are the kind of people who succeed in real estate, and these are the kind of people we want to assist in succeeding in real estate. If that's you, then you deserve to receive information and personal mentoring on how you yourself can become a successful real estate investor. I hope you've learned some valuable information in this article. Real estate investing is an open field for anyone to join in on, and you can see there are a lot of good reasons to do so. I started learning about real estate when I was an overworked web designer. I worked 12~14 hours a day, wasn't making much money, and didn't get to see my family for more 10

11 11 than an hour or two in the evenings. That's not a fun situation, and most Americans can relate to it. Successfully transitioning into full-time real estate investing wasn't easy, but it has made a huge difference in my life. If you're interested in making the transition yourself, I invite you to visit and leave your information. I'll contact you and we'll talk about the possibilities and opportunities you have in beginning or expanding your career in real estate investing. Yours in success, -Jarom Adair

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