Deal Room 060326

Good morning and welcome to The Deal Room Live, the daily real estate tank powered by Titan Impact Group, a leader in AI-driven real estate investing and funding, where the real estate world meets speed, precision, and profit. And bring us your deal. AI model that analyzes in minutes, generates all, gives you a verified unbiased breakdown of due diligence. Get the advantage of getting fully vetted AI-analyzed deals that cut time down by 60%. So you're in the right place. Let's open the deal room now and get into today's opportunity.

So I'm ready to be share with you that we, um, we've got some, uh, down the pipeline and do it. Simply did the Flipping Female, the properties, bringing the, uh, hard money to the table. So, uh, the investors bring the, essentially the flip money and payment to the table. And then we go through, we flip it, sell it, we exit the other side, and then we share the profits. And then I did 500 flips. So, um, we actually have some properties I went through this morning. Um, one of Tommy's, um, partners or friends, I should say, he properties this morning. I got the funding lined up. Um, so Surae, that looks like can participate in this. We were supposed to. Yeah. Uh, we were set up on Monday, but as it turned out, neither Trevor were available. So now we're going to do it. So we had to postpone it a week, but yeah, we're, we're, we're— I love it. Yeah. I'm excited to be getting these up and going. Okay. Otter's coming in. Okay. So it—

I got a deal or two cooking in the box now. Um, and I want to make a phone call on a property today. I went, went and took care of that subjectivity. I got my, got my small self-storage facility down on, on Southern Avenue there.

I love self-storage.

It's right next to us, right down in, down the village area yesterday.

Driving for dollars.

Excellent.

Oh, let's talk about the accidental thing. Really good offer. So, uh, here's what I love. So, um, I don't think I— you guys have played Cash Flow yet, right? So one of the things that, um— oh, speaking of this, we're gonna next week, and I wanted to see if we're gonna be in Orlando, if we could get together with you guys. Um, we're at where that is. Uh, anyway, at a conference there. Um, anyway, um, the point being is I want to get together with you guys, but, um, the cash flow, the gain cash flow— this is a super important piece to understand— is that I want to start getting all of you to play cash flow at least once a month. And the— is all muscles, and one of them is the reticular activating system, because For instance, like what Tommy just said yesterday, he was out handling the septic tank on one of the jobs and while he was driving, his brain picked up, that's for sale, that's for sale, that's for sale. So his reticular activation system in his brain starts seeing these businesses are for sale. And so the fastest way that I can do that for training your brain is to gamify it. And we do that through the game Cashflow.

So the—

and what I generally do is have people go to meetup.com and go and find land cash flow in their area. More different groups that you can play with, the faster you're going to learn because each person you'll learn one of the coolest things. The point being, I want— brain goes, oh, what is your driving— oh, kids, groceries, all the things. Like you're like, ooh, for sale. That's for sale. And you stop and get that, and then we can end the deal. So I wanna start training your brain to see that.

For Catherine Bell, right? So some people have to be trained, trained to it. My dad, I tell this story, my Hammer Sucker ice cream.

Oh, Hammer Ice Cream.

Yeah. Hammer Ice Cream, baby. My dad's Hammer Ice Cream story is pretty simple. I was a kid going with my dad everywhere he went, and he loved to go to flea markets on the weekend, Saturday and Sunday. He'd go to the fresh picking because it was great. But my old flea market, when I went with him, the ice cream man would be selling ice cream. I'd always be like, Dad, you know, can I get an ice cream? Hannah's story about, you know, a Happy Meal or McFlurry reminded me of that because my dad was like, no, I ain't giving you. It wasn't that my dad didn't have the money. He just didn't want to give it to me. I mean, hell no. And back then, a thing was a dollar. And so to get a really good ice cream, I mean, I like the orange push-up snow cone with the bubblegum down at the bottom. I would literally get my face all the way up to eat the hell out of it to get that bubblegum out the bottom.

That's funny.

So either one, but they were like 50 cents apiece. So I'd get 2, right? And, and, um, I figured out if he gave me a dollar, I'd get 2 ice creams. He said, you want a dollar? He used to go get me a hammer and, and buy a hammer for a quarter. I'll give you a dollar. And I said, how can I go if I ain't even got a dollar? He's like, here's a quarter, go hammer and give me a dollar. I'll buy it. Okay, great. So this is his ice cream. So I go out all over the flea market because it's, you know, 1981, 1982, you know, your kids can wander out in public, worried, go out till it's dark.

Right.

Right. And go up and just talk to some other place. Well, I was talking to all of them like, hey, do you have a hammer I can buy for a dollar? Or I mean a quarter, get out of here, kid. You know, and the cheapest hammer I could find was like $3. Like that was the cheapest one I could find. That was a little, little like shoe hammer. And that gave me a little. I looked at the guy with the 2x4, I said, can I get this for a quarter? And he said, no. He says, what do you do? Why would you want? I was like, dad said if I could buy it for her, he'll give me a dollar. I'll be right back. Guy turned around with a preschool, remember the preschool hammer set that you could use?

The Play-Doh hammer?

Yeah, Play-Doh hammer where you could beat the pins down into the board. And it was literally just a red little plastic hammer about that big. And he, um, he says, here, give this to you now for a quarter. He says, if you tell her, I will sell you 4 hammers. And okay, so I went and found my dad. I said, give me my good job. He laughed, he thought it was hilarious. He said, I thought you were going to bring me back a real hammer. He brings me back a toy hammer. I gotta tell you the rule. I just said, hammer's a hammer. Can I get my dollar? And give me his dollar. I said, I've seen that ice cream truck and I've seen that old guy, and they were literally like that. I'm going and I took off to the hammer man. My hammer man, I said, here's my dollar. Okay, cool. Gave me 4 hammers. Thank you, sir. And, uh, uh, he left the price for me too. He said, make sure your dad sees the price tag. They were nice hammers. They were both good. I went and put those in. Next flea market, I said, Dad, can I have a quarter? I want to go get a hammer. He said, yeah, sure. You think you can do that again? He said, this time I want a real hammer. This time I'm gonna want real money. He said, we'll see. You go get me a hammer. I'll give you, I'll give you what it's worth. I said, I'll be back. He gave me that quarter. I ran up to him, $25 hammer, walked back. I said, here you go. My dad looked at me like, what the? Uh, I said, $25, please. He's like, here's a dollar. I don't know where you stole them, but I know I'm going to get them. He was mad. But that was the way he raised me, was to understand that I wasn't going to get shit for free. I worked for everything that I had, and I wanted more, I had to think how to get it. And so that summer I never went without ice cream. I also went stacking up a bucket. Me and that old Hammer Man had a good old time selling my dad hammers all summer long. Um, we are not currently live, Way. There we go. Black ape peeper putting it out there. So, but, uh, what that has to relate to is, is like getting, getting down into the nitty-gritty. I seen money. That old guy seen money. He's like, this little kid, right? And my dad, I don't know why my dad said hammers. And so like, they had these tools laying around, so hammers were Like, we break a hammer every, every— That would be great. Are we still on hold with these guys?

Yeah, he's listening.

Yeah, it's actually, it's doing something a little different. Actually, uh, I would give it another 20 minutes and this website will be up. So it's no longer, uh, the land there. It's just loading, propagating. So you guys are in good shape. Email me, you guys over— so just email me if you guys, if it doesn't come. But in the meantime, if you go into my products, you guys will see that Arrow AI Builder. And then I put us, you guys over store credit up in your account so you guys can use for renewals. So I just wanted to give you a heads up.

Beautiful. Thank you.

Absolutely, guys. Just email me if I— I hope you guys have a wonderful rest of your day. Great. Thank you. All right.

Okay. So that call was like an hour. Atlas was his name.

Okay.

You want to run this deal? Accidentally— Do we want to run Hunter first?

It's your deal, Hunter. Um, so is this it? Yeah, we can look through that then. Then I hope— there.

Okay, are y'all seeing the picture? So, so is it This strip here?

Yep. Yep.

Yep. Okay.

Big long stretch all the way up to the mine. The mine back there.

That's them.

4.9 acres.

Okay. See the pic? So sign is in front of the U-Haul storage place?

Right next door. So if you look.

Okay.

You can see the U-Haul storage.

Got it.

Got it.

So literally pull in there. All that's U-Haul storage. And it's kind of sliver next door. Has a lot of setbacks and, and maybe issues as to how to, how to construct on it, that they're, um, big, big buildings. That, uh, property is wide as compared to the one that we're, we're highlighting right there. Make sense? So pretty good. Option 1, do a, uh, if you do a a little go through here, find out. So let's see if it'll do that.

Okay, back of the napkin value.

Okay, okay, you were— so that we understand going into the phone, the phone And open a second window. We're in Maricopa GIS system, and I want to kind of introduce—

so when you say open a second window, open up another—

open up a window right there like that and go to Maricopa County. Right there, that's it. Click that, go to the, uh, to the side that says Maps. And then I just posted all the links in the— if we wouldn't mind sharing those with different groups into family and friends and also likening numbers, resources and programs. Right there. And now you're gonna zoom— uh-oh, that's not clear. Someone sent me for that one. So So that's, that's where Aztec Gold is hidden right there. See if you can zoom this area better than I can.

Like right here?

Oops, happened.

It says address or intersection. Do you want me to address right there?

I don't have one.

Oh, okay.

I'm trying to get— wait, okay, so yeah, so Third Avenue, which is over 9 or 18, go over to the, uh, thing. I know which one it is, but, um, here. So this is the lot right here.

Tell me to zoom in.

It's called Southern Acres LLC. It was bought in '23.

That on the left?

Mhm.

I would say screenshot this so we can feed it to Hold on. Yeah, like that right there. Okay, that's good right there. And, um, I'm— number— because do a different, a different website, different portal. This is the last deed of recorded website down in Maricopa, the, um, 1971, when These weren't TV.

So it's bought for $946.

Yep.

So they bought that land for $1,900. Yeah, we know all about that.

So go ahead and save this. This will pull all this in the deal. Seller financing would be if he paid— you ready to talk? I like that.

Um, love that it gives you the script.

Go down, go ahead and— yeah, let's review what we found. The Maricopa County Assessor website about the need to, uh, verify or validate warranty actually was, uh, something that we came from a tax deed auction or some sort of, uh, municipal, uh, care standing. The, the— now could he sell this out to the guy and be like, hey, so I— so it shows, it says the deed was a certain amount of tax document. It appears a small fee title added to the county for road way, right-of-way for 29 acres. Use the summer lease for the southern project, lot 251 square feet. I don't know where it's talking about. Hmm. Build out the scenario on this property. Can you also determine the length and width of this property based on the numbers you've already been given? Website, we can look at it. It's real piece of property. There's setbacks, certain— unable to get the, uh, Southern off of Southern and off of the sides. And then can go back to the, um, the base map. Go down right there to the bottom of that and select the, uh, base map. If you spot them down there where that line is, they're spotting a consideration for something. The, um, okay, so see how it's all wonky like that?

Yeah.

So that's based on the, the entrance for the property, plus or minus 165 feet. Back in the north, you're looking for— what is it?

657 plus or minus.

We got 657, 165. That—

657.

657, that's the lot.

What, in the pictures?

This is the owner's Uh, property for the one on Southern. You got a couple? First name is Tommy. Okay, what, what is your name, right? Go back and looking at this, um, uh, from a bigger map. I'm, I'm assuming what they were thinking was bringing another home, why, uh, the county might have had that property. Be interesting, but could be, could be phenomenal. Like, if the guy really did pay $900 for it, like, he's going to be— he's going to be the guy at the bank, right? You just got to So, uh, all right, cool. And that, that was a mobile home park. Uh, go to deal under analysis. Slide all the way up. So now this is Enterprise Mobile Home Park. Looking at this one specifically because, you know, we got Cicely, the mobile home park queen. And, and so Cicely, that has 22, it's got 77 occupancy. And I ran the numbers. This was off of a, um, uh, this is off of a Facebook listing that I found. Facebook, on a Facebook group somewhere. It's mobile home park community in Kansas. I asked, I said they do not want to do any kind of owner financing. They don't want to do any kind of, uh, creative finance. It's kind of a strike, but you know, it still has the propensity to be, and as a deal, and you can kind of look at it here and see that it has a current occupancy about 68,000. With that and the net operating income that's proposed, it's at about a 7 cap. So cannot really, really, uh, operate and doesn't justify. Because when you go with the numbers on that and get the loan set up, a DSCR of barely 1.0, and that's not going to anybody utilize it, meaning get it up, get it up, you know, saying there's 22 there's 22 sites, but only 10 are, are current. So if you went all the way up and got all 22 done, then you got those vacant pads cleared in and put them in, uh, you're looking at, um, um, it's a better income. And so the asking price currently where it's at, um, is, um, a little bit high. So, um, coming in asking at $645,000, we're going to probably come in at $5, you know, $550,000, like another grand off it right off the bat. You need to put that money, you know, that's, that's where it makes better sense. So going all the way down, we can see that, uh, it's wanting us to make sure, like, I want to trip it off, making sure that, like, these are not park-owned homes because you're just a landlord. You're not a mobile home park owner. Most don't do any—

they rent dirt.

That's it. Dirt. Right, handling it, that's what that expense thing is, right? So, um, initial verdict is that it's city-maintained streets, public utilities already. Most tenants, mostly tenant-owned upside is that they're not— stay at a stabilized cap rate of 9, 11 to 13 on this type of deal. Going down more, you can see here that this is, uh, uh, to send to Sicily. And write her a little email. Boom, buddy, boom. There it went. Never got the email out though, trying. But this is how, this is how I would kick this off to a sponsor because for a single anchor match, this is a no-go. Why is it a no-go? Can anybody tell me why it's a no-go?

Is anybody here? Just us? Yeah.

Yeah, I'm here.

So Andy, what to do? Is this a no-go?

For Land Shark. Not for Sicily. It's a no-go because of parameters.

What's, what's the ROI? What's the ROI?

Diego, what's the ROI put into it, right? So like we could do around 20% maybe.

So that's why it's a no-go for Land Shark.

But you're looking for—

Correct. Your buyback option is 40% or greater. Okay.

So the buyback for us is 40%, like Sicily.

Yeah.

So you run with this and park somebody on it and take it to the bank. Sicily wore out from playing pickleball. Catherine Bell.

Um, I mean, it did actually, it was a win.

Um, so for this, but it's not a hard money loan, uh, you would want to see if you can negotiate better terms with the seller before you pull a joint venture partner to the table. Because if the guy is firm on $645,000, it's a no-go, right? Like, it's what we already went over your survey and what is it? What are the top 3 things, right? Like, if it doesn't, if it's not, um, and it's a no, right? Because you, um, The opportunity is only 77% occupied, and in order to get a cap rate of 7%— that's a Class A market— and be 90% occupied. So his cap rate— so when you let them know that, as of— ready for the numbers on that, right? A, or a 6 cap is Uh, very— so investors, we like— go ahead and show us the difference on that cap rate. The higher, correct, with the numbers he's at right now, what he's asking at $645,000, right? Because I think what it's, it's based on is stabilized listing it on the stabilized 61. Is it just the actual right now? There it is right there. It did not give it to us, so I'm going to tell it the NOI, NOI they provide us, and now give us the scale between a 6 cap and a 13 cap. Because I mean, this is the middle of Kansas, sort of, you know, going to be able to get people out there to buy a house and move in. Okay, so the higher the cap rate, the lower the price.

Yes.

See that?

Okay, so you can see right there, we find they're at an 11 cap or close to it. We're between the 7 and the—

so can I just do a quick lesson? Because this is a perfect example.

Let me turn this real quick. In that we can see the need to be around $400,000 to $350,000 forward. So, because as investors, our cap rate, what we intend to get back, like if I put this money, if I put, uh, $400,000 in the bank, how am I, how soon am I going to make my return back? That capitalization rate is important to, to me as to what's the bank going to do. Versus what I get this property, right? What's your lesson?

So here's the lesson I want you all to understand, that you need to understand what you're sitting on. So as a buyer, you want a higher cap rate, right? As a seller, you want a lower cap rate. Does everybody see the correlation? So this benefits the seller, the lower the cap rate here, but as a buyer, higher cap rate here. So you need to know which side of the transaction you're in. The numbers, numbers tell you what to do, but it's based on the position that you're currently in. Sense?

Right.

I remember Laura and I were sitting when we— Laura, we were in that theater in San Jose. God. A huge offer. Me learned this and I got the correlation.

But I think there's also criteria that are necessary to understand them as well. So Let's put the criteria. Speaking from the terms of investment property, properties that, uh, rates under, uh, under 8%. What are the TIP and NESF property to be justified as anything under 8 cap? Um, and then A, Class B, Class C, like is the criteria necessary to justify 5, 6, 7, 8 cap rates? And so again, this is how you get away from having to argue price with people. Does your property have this? No, then you can't call it a 5 cap, right? And down below there, so let's— what we can point out is that a true 5 cap, institutional grade real estate, it's in a great location, it has asset quality of like more 85% there. Cap financing, extremely cool. Examples, institutional, MHC in Phoenix. Oops, sorry. Grocery and retails, medical office, stuff like that. That's cap. Examples, Class A apartments, large, and I don't want to call that mobile home communities.

Small home community. Yep.

Stabilized one, self-storage in the major city of 98%. 7 cap requires good market, e-class occupancy 90%, strong DSAR, right? Cap rate 8%. Fair, secondary market, workforce rule multiple, but with a strong occupancy. Better than 90%. So, um, gap properties is small market, high vacancy, deferred maintenance, tenant concentration, eh. Um, 13 gaps. Class C, this is 100% Class C. Yeah.

Well, it's in a, it said it's in a tertiary market too.

Yeah. Tertiary and third level. So yeah, that's 100%.

So here's what I love about this. So there's— here, oh my God, this exciting. So has done— is that the guy?

No.

If anybody has like looked up like say a vehicle on Kelley Blue Book, right, it literally asks of the vehicle, and as you check off the box for each, um, condition of all of it, the, the paint, the interior, mileage, like all of that, it literally gives a grading system of that grading system through Deal Hunter, literally like what it is. So this is a huge part, Cecily, of do the numbers tell you what to do. And this, Coachily, the opportunity to educate yourself in this is how it's actually graded versus your feelings about it. These are that it's worth way more than what it is, whereas this is the grading pro— like, this, this is the— this is what it is.

So true.

You can't argue.

If you feel like it's worth a million dollars, you're like, well, go ahead.

You're showing us right there, that's kind of like a standard of, of, of measuring that cap rate. I just wanted to, yeah.

Yeah. Cool.

Versus his opinion and feelings about it. Yeah. Because it's there in black and white that across the industry, this is what we go. Right. And I love that Deal Hunter did that for us. Right? Like how freaking genius is this? Now I assert whoever the listing agent is on this, they like to embellish and not educate because the benefit to them is that they make a higher commission rate, right?

Mm-hmm.

So again, in a way, I feel like it's a disservice to the seller because it gives hopes up high when the reality of what's so about how all this comes together as a business transaction. This has nothing to do with opinions, right? And the seller probably has no guidance, right? Actually, led— yes. Again, here's the other piece. It's like the agent even be a commercial realtor works together. So creates a lot of, um, um, residential. They come do stuff stupid stuff.

Like, I started talking, I ran a whole new deal.

Ready? Of course.

Okay, um, I'll show you what I'm talking— so, uh, go up. Come on. I don't know who that is.

Can we move around?

We can.

All right, can you mute whoever's making that noise?

Okay, so the Florida Hotel, multi-room, 2.25 acres at, um, 3% depending on the season. Peak season, of course, is higher. Daily weekly asking $4 mil, NOI $435,000. Owner requests help, uh, financial streets of you got to have them proof of fund, $1 million, right? So looking at this, saying that, uh, you're getting, uh, 76, so, um, that's not bad. If you, if you do the math on that, break that down to 365 days, or if you want to break that down to weekly, you can understand what your, your stuff's getting weekly, right? So this is going to be about $259,000 because it's making you come up with $1 million. So, how do I guess?

Right?

Um, you know what page 1 of this thing is? Um, this is, uh, don't overcommit. A non-binding LOI with the offer is contingent on full financial, right? Blah, blah, blah. So you gave it a 10 cap though, right? And as a 10 on the credit, we just, does this fit in 10 cap?

No.

Okay. Because Norland, it looks in a second, I think that's That's Stafford. Yeah, Leo. Oh, okay, upstairs.

Yeah, second floor. But even talk to the young man back there.

Yeah, Stafford.

Oh, that's not it.

Okay, so the regularly scheduled program, um, used to go by 11, 11 almost 12. So let's do that. Let's, um, we want, we want to go 0% down. We want to go in this like pay some, use the cash out of our pocket. Show us what that looks like, because even with that, I don't even— a, a, a good enough CR score, right? 8.75% right there on the, on the cap rate. And so here we can try to see doing it all that way, breaks it all down, showing what you're doing. Our DSC, the way that we have it structured right there, uh, has us at a 1.31. So that, that is still doable, right? Bank loan, seller carry, private investor equity, this pre-sale. Right? So keep going down. So, uh, we can do preferred returns on the, on the investor side, do 8-10% preferred returns with a 50-50 split or 40 split. Um, we can do an acquisition fee of 1-2% if the deal can afford it. That's it. Then, you know, instead of having— instead of paying the bank debt interest, why not pay investors equity interest?

Right.

So doing an MLO on a purchase, this is case 4 we saw. Look at this. So what we do with seller, master lease for 12 to 24 months, fixed monthly payment to the seller, option to purchase at an agreed price. And you, uh, and what we do, operation to increase the NOI, finance it or buy it. Current stated NOI is $435,000. The monthly NOI equivalent of doing master lease payment of $28,000 a month. The option to buy it at $4 million, option term 24 months, option credit, portion of the lease payment toward the purchase. So this is— motels are not passive, so we still need to get the funding out, right? As long as it's, um, uh, there's only works and the property is undermanaged, okay? Meaning that we go in there and then it makes more money. Um, so we can lead with the base there, bank loan or equity there, right? That's the best zero view. What we can set it up for is then getting funding and then support bank underwriting or clean financing structure, you know, set up. So I want to, I want to throw this up as the Why do you think I'm saying? Here's what I know.

Uh, I am muted. I'm saying which one? I have no idea because I am not that educated yet, so I'm waiting for Tommy to tell me.

No, the 40% comes in here when you can, um, alter the purpose of this property.

It purpose it to, yeah, right.

It's currently a hotel. Uh, easy housing, like, uh, transitional housing, um, to do, uh, assisted living. And it'll— you can do that, right? Changing the entire business model, right? Because it does— it, it, with it getting settled again, this goes to the whole theory that hotels are going to be— there's not going to be a Disneyland to go to anymore, uh, right?

S is not a hater, but she totally disagrees with you.

Dumbo ride is come back at a later, later date, um, that, uh, having hotels are defunct theme park, right? Start switching these hotels over now. I mean, where are all the old Right. Yeah. So, you know, Maha, we could end up like running the douzala, 150, 180, 250 years old. Yeah. Oh gosh.

I have a property that I want you to run. Sorry, Mike. I have a property that I want you to run.

Okay. Oh, it's We usually—

yeah, we're at 12, so I'll—

let's call it and talk.

Okay, sounds good.

I appreciate everyone coming in today. Um, and, uh, you and me got on a schedule yet to, um, wrap up on our other, uh Is that not right? And then are you able to, uh, work on the, the getting all of the, the, um, thumbnails? I'll switch over to the cool graphics. I worked on every single one and go back through from the very beginning, or do you want to kind of have like a starting point? That way when we get too busy, we won't worry about it. Oh, I got those live. We, we put out what was up last week, and I would love to share with everybody the videos from yesterday.

Can we quickly do that to close this out?

Yeah, we could do that.

This is really an exciting area.

Um, my camera shut off.

You shut your camera off?

Yeah, on my screen. Okay, where is it?

The one I like from yesterday.

Where?

Here it is.

Okay, let me share screen.

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Some of you have been playing about— need to get all import. Now I'm right there.

This one?

Um, no, I made my, um, like a— oh, right there with a more right there. So, uh, no, that one's the long one. Do the shorter one. Right there, that's—

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And my— the AI, Laura—

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So there you go. So we're doing— kicking off our series of 7, uh, income streams. So you'll, you'll be hearing more about that. Um, but we need to go. Um, so do you want to wrap this up?

Yep. I'll, uh, pray over everybody to have a great day. Heavenly Father, we thank you for the blessing of this day, the blessing of this life, the blessing of all the things that we're doing today in your world. We ask that you continue to bless and guide us so that we may always do your will. In your name we pray. Amen.

Amen.

Talk tomorrow.

Bye everyone. Have fun today.