Acknowledgments xi
Chapter 1
Real Estate Emerging Markets: Your Ticket to Great Wealth 1
Investing with the Four Phases of the Real Estate Market Cycle 2
What Most Real Estate Investing Books Leave Out, or Don’t Know 3
Avoiding Real Estate Losses When the Market Turns Down 4
Discover the Path of Progress, and Get Wealthy 4
Could a Great Emerging Market Be Right under Your Feet? 5
Why Most People Can’t Recognize An Emerging Market in Their Own Backyard 5
How I Discovered the Power of Emerging Markets 6
How to Predict the Hottest Future Growth Areas 8
How Similar Are Real Estate and Stock Market Investing? 8
Chapter 2
How to Identify Emerging Markets Using My “Market Phase” Method 11
How to Invest in Each Phase of the Market 11
What You Need to Know about the Buyer’s Market Phase I 12
The Tremendous Importance of Job Growth 14
How to Invest in a Buyer’s Market Phase I 15
What You Need to Know About the Buyer’s Market Phase II 16
How to Invest in a Buyer’s Market Phase II 18
What You Need to Know about the Seller’s Market Phase I 19
How to Invest in a Seller’s Market Phase I 21
What You Need to Know About the Seller’s Market Phase II 22
How to Invest in a Seller’s Market Phase II 24
More on Emerging Markets 25
Characteristics of the BEST Emerging Markets 26
Chapter 3
Goldmines and Landmines in Emerging Markets 29
The High Cost of Bad Advice 29
Local Investments Can Be Highly Profitable 30
Insights I Gained from the Boston Market 31
Earning Positive Cash Flow 31
Buying below Replacement Cost 32
Knowing When to Move to Another Market 32
The Importance of Courage 33
How to Manage Out-of-Area Properties 34
The Incredible Wealth-Building Power of 1031 Exchanges 35
The Compounding Factor 37
Following the Rules to Enjoy the Benefits of a 1031 Exchange 37
Emerging Markets Are NOT the Same as Hot Markets 39
Why Both Employers and Employees Prefer Emerging Markets 39
Why It Takes Less Money to Get Started in Emerging Markets 40
The Hardest Part of Investing in Emerging Markets 42
Chapter 4
Getting Your First Deal in an Emerging Market 44
Secrets of Great Wealth Creation 46
Where You Should Start 46
The Supreme Importance of Time Management 48
How to Save Time and Money When Investing in Emerging Markets 48
Secrets of Successful Direct Mail Campaigns 50
Working Successfully with Agents 52
More Details on Working with Agents 53
Finding Great Investment Properties on the Internet 54
How Research Can Help You Dominate an Emerging Market 56
How to Find a High-Quality Management Company 58
The All-Important Path of Progress 58
How to Determine Where and When to Buy 59
How to Find the Money You Will Need 60
Chapter 5
How to Jump-Start Your Wealth through Single-Family Investments 63
Step-by-Step to Your First Payday 64
Get the Leads Flowing In 64
Where to Find Out-of-Town Owners 65
What the Letters Should Say 66
Screening the Deals 67
How to Answer the Calls 68
Making Offers 70
How to Approach the Seller with Your Offer 72
Tie Up the Property 73
Find Buyers 73
Assign the Contract and Collect Your Money 74
Chapter 6
Multi-Family Investing: YOU Can Make Millions, My Hands-Off Way 76
Cash Flow Is King 77
Positive Cash Flow in Action 78
Economies of Scale 79
Start Investing Part Time 79
Who Pays for the Property Manager? 80
How to Get Lower Risk and Larger Returns 81
Two Ways to Explode Your Wealth with Multi-Family Properties 82
Finding the Best Use of Your Profits 82
How to Do Fewer Deals and Make More Money 84
How to Close More Deals with Creative Financing 84
Multi-Family Properties Have One Other Major Advantage 85
Chapter 7
How to Find Diamonds in the Rough 88
The Wealth-Building Power of Value Plays 88
How to Find—and Profit from—Burned-Out Landlords 89
A Secret Hunting Ground for Finding Burned-Out Landlords 91
Variation on a Theme: The Landlord Who Has Just Had Enough 92
A Case Study in How to Deal Successfully with a Burned-Out Landlord 93
How to Avoid Management Nightmares 95
Red Flags in Dealing with a Property Management Company 96
How to Acquire 100 Units with Your First Deal 101
Properties that Need Repair: Polishing Those Diamonds 103
A Repositioning Success Story 104
Solving the Problem of High Vacancy Once and for All! 106
More on High-Vacancy Properties 107
How the Profit Multiplier Works 108
How to Get a Steady Pay Raise 109
The Art of the Rent Increase 110
The Economic Power of Forced Appreciation 111
Chapter 8
The 10 Biggest Mistakes Investors Make in Emerging Markets, and How to Avoid Them 113
Mistake # 1: Thinking Any Investment Is a Good Investment 114
Mistake # 2: Investing Where There’s No Real Employment Base 115
Mistake # 3: Being Too Late to the Party 116
Mistake # 4: Neglecting to Go into Every Unit 117
Mistake # 5: Getting Mired in Pollution Problems 118
Mistake # 6: Over-Paying for a Property 120
Mistake # 7: Tying up All Your Money in Only One Market 121
Mistake # 8: Ignoring Overbuilding 122
Mistake # 9: Selling Too Late 123
Mistake # 10: Paying Too Much in Taxes 124
Chapter 9
How to Find All the Money You Need to Do Your Deals 126
Four Myths that Will Keep You Poor (if You Believe Them!) 126
Five Reasons You’ll Be on Easy Street When You Have All the Money You Need for Investing 129
The Miracle of Leverage 131
The Four-Step System for Financing All Your Deals 132
Chapter 10
How to “X-Ray” Your Deals the Fast and Easy Way, So You’re Buying Right in ANY Market 146
A Properties: The Cream of the Crop 146
B Properties: Still High End 147
C Properties: Gold that Looks like Lead 147
Here’s Where You Can Make a Fortune 147
D Properties: Everything Else 148
How to Grade Areas as A, B, C, or D 149
Six Easy Pieces: The Six Calculations You Can Make in Minutes to Rate Any Property 151
How to Put it All Together, to X-Ray a Deal! 160
Chapter 11
How to Make $10,000 or More per Hour—(I’m Not Kidding) 162
The Wrong Way to Do Due Diligence 163
The Right Way to Do Due Diligence 163
The Due Diligence Process—and How to Master It 165
Looking at Property Income 166
Looking at Property Expenses 167
What to Look For, in the Pile of Stuff You’ll Get 167
The Checklist: Your Best Friend 168
Finding Hidden Value 169
Finding Hidden Gold in Expenses 170
Using Others as Your Eyes and Ears 171
Chapter 12
How to Inspect Both the Property, and the Investment 173
The Property Inspection 173
The Investment Inspection 174
How Great Amenities Attract Tenants 176
Deferred Maintenance 178
What Kind of Tenants Live There? 179
Make Friends with the People Who Will Make You Rich! 180
Hazards You Must Avoid 183
Chapter 13
How to Recruit Your Dream Team 187
Remember: You’re the CEO 187
Who’s in Your Dream Team 188
1. Brokers: Finding Ones Who Will Really Work for You! 188
2. Your Assistant: Not an Expense, but a Profit Multiplier 190
3. Bankers: How to Borrow as Much Money as You Want! 192
4. Attorneys: When and How to Use Them 192
5. Demographers: How They Can Pinpoint Emerging Markets! 193
6. Property Inspectors: How to See the Invisible 195
7. Contractors: How to Get Great Work at Low Prices 197
8. Managers: Your Long-Distance Eyes and Ears 198
9. Accountant: Finding One Who Can Save You Serious Money 200
10. 1031 Specialist: Get One, and Defer Your Taxes as Long as You Want! 201
11. Mentors: A Pat on the Head, a Kick in the Pants 202
Chapter 14
How to Scout, Buy, and Profit from Properties—Long Distance 205
Don’t Make These Nine Mistakes 205
Chapter 15
Know Your Exit Strategy, before You Get into a Property 210
Flipping Properties 210
Buy and Hold: Is this Strategy Right for You? 213
Another Buy-and-Hold Benefit 214
1031 Exchanges: How to Master Them 215
Profit by the Rules 216
Chapter 16
Your Next Steps to a Fortune in Real Estate 218
Approach # 1 218
Approach # 2 219
The “My Situation Is Different” Syndrome (and the Biggest Secret of this Book) 219
How to Speed Up Your Progress in Becoming a Real Estate Millionaire 220
A Free and Fantastic Way to Benefit from Distance Learning 221
The Best Books and CDs 221
The Power of LIVE Instruction from an Emerging Markets Expert 222
How to Have an Emerging Markets Expert Hold a Seminar in Your City 223
The Importance of Taking Action Now 223
Index 224
