Big Deals, No Money... Announcement!
Once a year I conduct my Commercial Property Boot Camp in Jacksonville which used to be four days, but now I’ve cut it down to three days, November 20th -22nd. You’ll see a couple of my deals currently working below to understand why you cannot miss these three days with me.
There are a lot of misconceptions about commercial property. My experience tells me most people think they aren’t qualified because they need a lot of money or a big financial statement. Nothing is further from the truth, and you know me well enough to know the whole goal on planet Ron is for you to not use your credit and as little money as possible and avoid risk, even in commercial property.
The very first day alone I’ll show you 14 ways to buy commercial property without using your money and projects of mine that I applied the same techniques. And it’s not about buying big multi-million-dollar properties because that’s not how people breaking into commercial start. It’s not how you will start most likely.
Of course, we will be discussing larger properties, and I’ve even invited my friend, Tim Bratz, to explain to the class how he acquired over 2,500 apartments in 3 1/2 years and built a fortune worth over $300 million. You know all big things start first with the seed idea and enough knowledge to know how to get started.
This one session alone could be that seed that changes the direction of the rest of your life. What Tim has accomplished is amazing, but when broken down to how he did it you’ll see he’s not a genius and a little knowledge applied could start you on the same path if you like what you hear.
I’ll spend the rest of the event teaching you things about commercial property you’ll never learn anywhere else on the planet, coming from a guy who had 32 developments of all types going on simultaneously in nine states prior to the recession.
That doesn’t mean I want you to develop anything, in fact my lessons will guide you in the opposite direction and stay out of the risky ventures. You’ll see how much that mistake cost me and why it will never happen again.
I’ll show you how to find commercial deals and then determine the future value before you ever make an offer to buy. Income property does not require an appraisal because commercial is all valued with math.
You’ll learn the formulas and the language so you can communicate in the commercial world and immediately evaluate any type of property and what information you need to get to do so.
Our objective is to find properties that are underdeveloped or poorly managed with an upside we can turn into huge profits. In other words, we’re looking for properties with a problem or a seller with a problem, which is exactly what we do in the single-family house business. When you learn how to solve those problems you put yourself in the path of big money, probably more than you’ve ever made in your life.
My favorite play is small parcels of land which are under-zoned. I have a couple of them in progress right now here in Jacksonville.
The first parcel is 14 acres of woods about a mile and a half from the nearest building which is in a commercial area with mostly retail. A student partner of mine brought me this deal which was three days away from going to a tax deed sale. Normally I would have said hell no, I’m not going to move that fast and buy a property without doing my normal due diligence, which I will certainly teach you in class.
The taxes were about $60,000 and the sisters inherited the property and didn’t get them paid over a three-year period. Only when they were about to lose the property did they start looking for someone to buy it and that information got to my student partner. We quickly did some research and learned the property was zoned light commercial and the assessed value was well over $600,000.
Long story short I told my partner to go ahead and bid on it up to $225,000, which you do online the day of the auction. To my amazement we won the bid at $215,000. My partner found someone else to put up the money. He was a tall, extremely good-looking man with white hair. Yep, it was me.
FYI, it could be me with your deals as well once you are trained.
Money is always chasing deals. If the worry about money is stopping you, slap yourself and quit that stinking thinking immediately because that is the least of your concerns when you find the deal. We will definitely be discussing how to finance any project in class.
Here comes the cool part of this deal...
Because the project was bought at a tax deed sale, we had to file for a quiet title suit to get clear title. Now that has been completed.
The plan was always to zone the property for a higher use and then sell it. We are currently getting it re-zoned to a much higher commercial use and when that is completed will simply list it with a broker and let him sell it. So, let’s see what happened to the value of the land by doing that one simple maneuver.
We hired the best commercial appraisal in town who came in with an as is value of $365,000, but in the same appraisal stated once the property is re-zoned the value will increase to... $1,860,000.
That’s not a typo, and I did not add too many zeros. In fact, I’ll bring the appraisal to class to show it to you.
Now I don’t know what the property will sell for or how long it will take, but I do know the return will be pretty good. Maybe by the time you get here, it will be on the market or maybe we will have a buyer. But let’s take a look at the massive amount of work we did.
- Made an online offer, and I sent the money
- Hired an attorney to do quiet title which cost $2,300
- Hired another attorney to do the zoning which will be between $5,000 to $10,000 all in
- Hired an appraiser which cost $5,000. Yes, I put up all the money
- Will hire a broker to sell it
You gotta admit, that’s a lot of work. I’ll never see the property again, touch it, even have it mowed, and frankly don’t want to. I went there once and got 10 feet into the woods and made an immediate exit.
But this story isn’t over yet. A couple of miles away my partner got wind of another property that was 13 acres on the market by a family who owned it for 100 years.
After a few weeks of negotiating, we got it under contract for $150,000 and got a private lender to put up all the money. No, not me.
Half the property was zoned light commercial and the other half was zoned heavy commercial. We are now in the process of getting it all zoned heavy commercial. You can guess what we will do when it is complete. That’s right, we will list it with a broker and sell it for all cash.
We don’t know the after zoned value yet, but all indication is it will be close to seven figures.
I love the simple land deals, and I’m eager to work with people who need my help and teach people who don’t. If you’re reading this letter you can do these deals, I’ll show you how.
But make no mistake, this is only a small piece of the commercial property world and there are many other opportunities available. You can’t drive 2 miles from your home without passing commercial opportunities most people will never see. You will after spending three days with me.
If you want to build an empire with income producing properties, that’s certainly high on my list, even beyond apartments with Tim. I am a firm believer in anything that produces income regardless of what kind of tenant. Apartments, retail, self-storage, mobile home parks, office and more. All on the agenda. You’ll even see a mobile home park another student partner of mine is about to sell and make us some big money.
Instead of trying to cover everything we will discuss in this class, let me just say, you have an opportunity before you and you will never know what it cost if you do not take advantage of it. If you have not been interested in commercial property in the past, it’s because of what you don’t know.
Once you spend three days with me, you’ll have the knowledge to determine if it’s for you or not. And honestly anyone doing single-family houses should be doing commercial as well. It’s all around you. Maybe it’s time you start getting paid for what you know that very few others will ever learn.
Look, I am 73 years old and don’t know how long I’ll be teaching this event. This may be the last one. Perhaps you should take advantage of it while you can still suck the vast experience out of this old brain before it fades away.
Call Ava Shack right now at 800-567-6128 and register.
As soon as you do, you’ll get the hotel confirmation and should book it right away.
Call before 5 PM ET on October 4th, and I’ll cut the tuition in half to $1,500. That’s right, half price, but only until 5 PM on the 4th. If you procrastinate and miss the deadline, the cost will be $1,995 through October and then back to full price of $2,995.
You may bring one guest who is in your family or business at no charge and you have until November 10th to cancel and get a full refund. You’re receiving this offer because you’re on our VIP list and because you’re the kind of person I think I’d like to have in this group.
Opportunity is staring you in the face and what you with it is entirely up to you, but you’ll never know what it costs if you let it pass. At the very least, you will get that seed that may spark a totally different lifestyle going forward.
Don’t let anything stop you from coming to see the old guy in Jacksonville while you still have the opportunity to do so.