As far as I can tell those real estate “deals” are just confusing leverage for genius. If you put down 5% of the value of a 4plex as an owner occupied place I can see where you might get 15% returns on your investment if nothing goes horribly wrong… but it’s leverage and things most certainly can go very wrong. Especially for as Lennstar put it “people who still need to work for money”. I was part of a local real estate group for a while and left when I realized the people who got paid commissions (loan brokers and RE agents) could not or would not see the difference between a good deal and a highly leveraged deal that was only good if nothing went wrong.
Exactly, 15% on a leveraged real estate investment sounds pretty reasonable to me. I made 30% in cash flow alone on my duplex, plus another 200% in appreciation. But a key element of real estate investing, as you said, is that someone really needs to know the risks.
I was just looking at a property that would be over 100% return annually in cash flow alone, but after speaking to a rental manager in the area realized the "too good to be true" deal was indeed too good to be true, because the 4-plex was always being rented by industrial staff, and the local industry was likely to be relocated within the next few years, which would likely suffocate the village.
Small villages here get abandoned all the time, so I could be left with a literally worthless building.
But someone could very easily package that property up as part of a real estate investment proposal for clueless investors and make it look like a great prospect.
We've seen a few of these real estate investment companies fall apart in Canada after the feeding frenzy of them buying for cash every frickin' multi family they could get their hands on in working class regions.
I was bidding against them back when I was looking for a duplex. It was insane. But I was out there, boots on the ground, understanding how a single block could make a huge difference, where the homeless shelters and halfway houses were, how the position of the highway through the city divided things, etc, etc.
Which is why my lovely tenants are young families and not like the tenants a few blocks down who set fire to their unit.
Now that I have some real estate investing experience, I can't imagine being comfortable investing with one of these companies that just buys up rentals indiscriminately.