Volition meetup 2019.02
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This is an ADVANCED-LEVEL MORTGAGE PLANNING session. This doesn't mean you have to be at an advanced-level and/or expert in order for this to be applicable to you, this just means that the LEVEL OF SOPHISTICATION that we will be bringing is top-notch. Financing is the SINGLE BIGGEST CHALLENGE facing real estate investors. There are only two types of real estate investors out there: ones who HAVE run out of money, and those who WILL run out of money. It’s no wonder when we polled our members, a session on mortgage planning was their #1 pick. We strive to solve problems, so we’re bringing in a titan in the industry, David Goncalves to analyze your financing in REAL TIME. David Goncalves (award-winning Mortgage Broker who specializes in real estate investors) has funded over $1.5 BILLION in mortgages. David is MASTER at finding untapped opportunities within your real estate portfolio. Imagine being able to capitalize on higher returns and reach financial freedom even faster thru restructuring your real estate portfolio and mortgage portfolio?! David can make this a reality for you. David usually packs full auditoriums of people when he speaks at events across the country, so COME AND TAKE ADVANTAGE OF THIS INCREDIBLE OPPORTUNITY!! FOR THREE LUCKY PEOPLE, DAVID WILL ANALYZE THEIR SCENARIOS - BUT THERE IS ONLY ONE WAY TO SIGN UP! GIVE US YOUR PROBLEMS!! If you’re a first time buyer, we want you; if you have a bunch of properties, we want you too; heck if you’ve got multiple corporations, self-employed, have to consider estate planning, give us your toughest scenario, we want you too! This won’t be one of those sessions where there are a bunch of “ifs” “maybes” “I need to see documents”, FOR THOSE WHO VOLUNTEER AHEAD OF THE SESSION, we will ensure that we get all the right documentation and numbers ahead of time, so that you’re essentially getting a custom planning session from David! THIS IS A FIRST COME, FIRST SERVE BASIS, so please reach out ASAP! ----------------------------- Feb 20th, 2019 6:30pm-10:00pm RSVP NOW!!! Entry Fee: The workshop is $20 at the door or $15 when you pay online! Schedule: 6:30pm-7:00pm: Arrival and networking (remember that your network is your net worth!) 7:00pm-9:00pm: Presentations begin at 7pm SHARP 9:00pm-10:00pm: Networking and drinks ----------------------------- Volition Properties Volition Properties is an award-winning Toronto boutique real estate investment firm that provides advisory and turnkey real estate investment services. Its mandate is to help real estate investors sustainably invest to build wealth in the Toronto real estate market by investing in low-risk, freehold, cash-flowing income properties over longer-term real estate cycles. [Volition (vō-ˈli-shən): The power to make your own choices or decisions; free will. Living life by design, not by default.] Contact us today for any questions about investing in real estate in Toronto! ming@volitionprop.com
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Volition meetup 2019.02
- 3. Realty ManagementAdvisory Mentorship & Education & Consultation Acquisition of Investment Properties Design & Renovations Leasing & Property Management Renovations
- 5. @volitionproperties www.volitionprop.com Who is Volition? ● Certified Real Estate Investment Advisors ● Toronto’s Exclusive Investor Realtor for REIN Buyer’s Group ● Nominated for REIN’s Highest Award (Michael Millenear Leadership Award)… (and a bunch of other awards: SilverInvestment Award, Bronze Investment Award, Chairman’s Club, President’sClub, Top Producer, blah blah blah) ● $25M+ in personal holdings over 50 doors
- 6. @volitionproperties www.volitionprop.com We do normal stuff like listings and personal residence too! ● Why list with us? Investor advantage! ○ Active buyers / investor list ○ REIN Investor Database ○ REIN Buyers Group ○ The BEST marketing ■ Virtual 3D Dollhouse, Drone, Lifestyle video ■ Multiple languages, foreign investors ● We can also help you find your dream home! ○ Top 1% of all agents ○ Extensive local knowledge of one of your biggest investments ○ Combination personal residence and investment property
- 7. @volitionproperties www.volitionprop.com Volition Mastermind Chat Group ● Open to Investor clients & Advisory clients. ● Talk about news, tenant issues, share contacts, basically help navigate the difficulty of this investor world! Let us know if we missed you!!
- 8. @volitionproperties www.volitionprop.com FREE Monthly “REI Coffeehouse” Web Chat ● What: No format. No presentation. No script. Q&A. Real people with real problems. Occasionally guest speaker. Send in your questions beforehand, and then we’ll chat about them and get your questions answered. ● Why: “Meetup once a month isn’t enough! I need more networking, more Q&A time, more learning, more community, more like-minded people, more engagement!” ● When: 12pm-1pm during your work lunch break. Once a month (in between Meetups). ● How: Log on using Zoom.us (webcam & microphone). Scheduled thru Meetup.com (www.meetup.com/Volition) (1. Also, if you have any suggestions on the format, content, etc., let me know!) (2. If you have a suggestion on the SPECIFIC TIME other than the planned 12pm-1pm, also let us know!)
- 11. @volitionproperties www.volitionprop.com Market Update - Sales Volume
- 13. @volitionproperties www.volitionprop.com Market Update - YOY Summary
- 14. @volitionproperties www.volitionprop.com Market Update - Indicators
- 15. @volitionproperties www.volitionprop.com Market Update - Sales & Avg Price
- 18. @volitionproperties www.volitionprop.com Volition Metrics - Downtown municipalities
- 19. @volitionproperties www.volitionprop.com Volition Metrics - Downtown SF Detached
- 21. @volitionproperties www.volitionprop.com Volition Metrics - Uptown municipalities
- 22. @volitionproperties www.volitionprop.com Volition Metrics - Uptown SF Detached
- 24. @volitionproperties www.volitionprop.com ● 4plex in Beaches ● Purchased Aug 2017 (!) ● Price: ● Rent: ● Expenses: ● Mortgage (3.59%): ● Cashflow: ● Feb 2019 (!) ● Appraisal: ● Rent: ● Expenses: ● Mortgage (3.59%): ● Cashflow: Real Life: "If you bought this 5 years ago..." 1.5
- 25. @volitionproperties www.volitionprop.com ● 4plex in Beaches ● Purchased Aug 2017 (!) ● Price: $905,000 (!) ● Rent: $900 + $1000 + $1250 + $1175 = $4325 (!) ● Expenses: $450 + $301 + $200 = $951 ● Mortgage (3.59%): $3288 ● Cashflow: $86 (!) ● Feb 2019 (!) ● Appraisal: ● Rent: ● Expenses: ● Mortgage (3.59%): ● Cashflow: Real Life: "If you bought this 5 years ago..." 1.5
- 26. @volitionproperties www.volitionprop.com ● 4plex in Beaches ● Purchased Aug 2017 (!) ● Price: $905,000 (!) ● Rent: $900 + $1000 + $1250 + $1175 = $4325 (!) ● Expenses: $450 + $301 + $200 = $951 ● Mortgage (3.59%): $3288 ● Cashflow: $86 (!) ● Feb 2019 (!) ● Appraisal: $1.3M (!) ● Rent: $1400 + $1100 + $1600 + $1800 = $5900 (!) ● Expenses: $450 + $301 + $200 = $951 ● Mortgage (3.59%): $3288 ● Cashflow: $1661 (!) Real Life: "If you bought this 5 years ago..." 1.5
- 27. @volitionproperties www.volitionprop.com ● 4plex in Beaches ● Purchased Aug 2017 (!) ● Price: $905,000 (!) ● Rent: $900 + $1000 + $1250 + $1175 = $4325 (!) ● Expenses: $450 + $301 + $200 = $951 ● Mortgage (3.59%): $3288 ● Cashflow: $86 (!) ● Feb 2019 (!) ● Appraisal: $1.3M (!) ● Rent: $1400 + $1100 + $1600 + $1800 = $5900 (!) ● Expenses: $450 + $301 + $200 = $951 ● Mortgage (3.59%): $3288 ● Cashflow: $1661 (!) Then go refi! ● Equity takeout: $316,000 (!) ● New mortgage (3.59%): $4722 ● New cashflow: $277 (!) Real Life: "If you bought this 5 years ago..." 1.5
- 28. @volitionproperties www.volitionprop.com ● All calculated here! ● Our secret weapon! ● BOOKMARK IT ON YOUR PHONE/LAPTOP! Volition Investment Calculator
- 30. @volitionproperties www.volitionprop.com https://www.cbc.ca/news/business/amazon-new-york-1.5019441 Company announced it won't build 25,000-job facility because of local opposition Citing opposition from local politicians and community activists, Amazon abruptly announced Thursday that it has cancelled its plans to build its second headquarters in New York City. "After much thought and deliberation, we've decided not to move forward with our plans to build a headquarters for Amazon in Long Island City, Queens," spokesperson Jodi Seth said. "For Amazon, the commitment to build a new headquarters requires positive, collaborative relationships with state and local elected officials who will be supportive over the long-term." In November, Amazon announced it would build a huge complex in the borough of Queens to employ more than 25,000 people. It made that choice after a year-long process that saw hundreds of cities pitch the company on becoming the site of so-called HQ2. One Canadian city, Toronto, made the short list of 20 potential destinations, but ultimately wasn't selected. While Amazon trumpeted opinion polls that suggest 70 per cent of New Yorkers support the project, the company's statement says a number of state and local politicians have made it clear they oppose Amazon's presence and will not work with the company to "build the type of relationships that are required to go forward with the project." Opposition has keyed in on the $2.8-billion US worth of tax incentives the company was granted to set up in the city, at a time when other city services are starved for cash. "This announcement ... shows the power of the people, even when taking on the world's richest man," said Deborah Axt, the co-executive director of anti-poverty group Make the Road New York. "Our members and allies stood firm against Governor Cuomo's plan to give away ... $3 billion in taxpayer giveaways so that Amazon could force its empire- building on our neighbourhoods." Retail workers union RWDSU wasn't impressed with Amazon's reaction to the local concerns about the project, saying in a statement: "Rather than addressing the legitimate concerns that have been raised by many New Yorkers, Amazon says you do it our way or not at all, we will not even consider the concerns of New Yorkers — that's not what a responsible business would do." The United Food and Commercial Workers Union accuses the company of being anti-union, so they welcome the decision. "Amazon showed its true colors today and every American should be outraged. Jeff Bezos had the opportunity to listen to the voices of working families and support the good-paying jobs New Yorkers deserve," UFCW President Marc Perrone said. "No company that refuses to invest in hardworking men and women should be allowed to stuff their pockets with taxpayer-funded subsidies." Amazon cancels plans to build second headquarters in NYC
- 31. @volitionproperties www.volitionprop.com The Main Event - Solving Your Mortgage Problems in REAL TIME!
- 32. @volitionproperties www.volitionprop.com David Goncalves! ● Award-winning mortgage broker ● Founder of VINE Group ● Funded over $1.5 BILLION in mortgages
- 34. @volitionproperties www.volitionprop.com Sign up for Advisory! ● 60 Minute complimentary Advisory Consultation ● We will help you determine ○ Where you are at ○ Where you want to go ○ Help you build a customized plan to get there ● Sign up app on iPad that is being passed around ● We will reach out to you by Monday to schedule a session with our Advisory team
- 35. @volitionproperties www.volitionprop.com What do YOU want to learn about this year?
- 36. @volitionproperties www.volitionprop.com Next Month - Tax Planning - Save you money! ● Wednesday, March 20th ● Superstar accountant Peter Cuttini will be here
- 39. @volitionproperties www.volitionprop.com Pub Time! ● Drinks at Burgs BURGS YOU ARE HERE
Notas del editor
- We get asked all the time “Are you agents?”. Yes, we are agents, but we are so much more than that. We are not just service providers, we are SOLUTIONS providers. What I mean by that is that we provide EVERYTHING you need under our umbrella in order to for you to successful in your real estate investments.
- Our mandate is enabling YOU and supporting YOU in your real estate journey. Keep this in mind… because I want to ask it again at the end to see if you think that we are (or can be) “the eraser” for you. The team who is blazing the trail before you, removing obstacles for you, helping you move forward.
- What makes us qualified to stand up here before you speaking to you about investing in Real Estate? We could very well be a bunch of hacks, right? Bunch of other awards as well. President’s Award, Chairman’s award, Top Producer award, top 1% of all Realtors in Toronto, etc. But we’ll skip forward. This isn’t about us, it’s about you.
- Why list with us? Investor advantage! An actual ACTIVE list of investors/buyers. Unlike an agent who claims to have 1000s of emails to their list, adds everyone under the sun even if he doesn’t know them, and actually hits no one. Personally reaching out to 10-20 of our active buyers is a helluva lot better than spamming 1000 emails that no one will read or pay attention to. REIN Investor Database. As senior REIN members, we have access to REIN’s investor MLS. It has the ability to get your property in front of the eyes of investors from not only all over Toronto, not only across Canada, but overseas as well. Exclusive Toronto Investor Realtor for REIN Buyer’s Group…. Being able to showcase your property at REIN meetings in Toronto and across the country, and with our relationships with Keyspire, we can get your property showcased to Keyspire members as well. Our photography and virtual tour services are second to none. There is both an art and a science to it. Knowing what to show, what to leave to the imagination. Using specialized techniques such as filtering and lighting, and close ups of key features, in order to appeal to the demographic that we are targetting, can do leaps and bounds for driving more traffic. So we can get more eyeballs on a listing, drive more showings, and drive more interest, ultimately we will get you a higher price. If you have a tenant, oh man, be prepared to deal with that fallout. Because of our investment experience, we have the expertise and knowhow in dealing with tenant situations, especially with sales. Knowing how to list it properly, how to minimize impact on tenant, N12 and affidvaits to protect you as the seller, setting tenant expectations, can they stay or will they have to move out, etc.? How to get top dollar. Maybe you need staging, maybe you don’t, or maybe you just need to declutter/depersonalize and they we can bring in light staging and work with what’s there. Maybe you need very specific and targetted renos, maybe you don’t. Maybe your target will be a builder or renovator or a developer. We walk you the entire process. Do you live there? Our approach will be different and tailored. Are you planning to sell this and buy and move into a new property? We know how to discuss with your mortgage broker to get you bridge financing, if you’re going to be carrying both properties, and how to line up and get the right closing date for the sale and for the purchase. Do you purchase first or sell first? We have answers. Staging? Our very own can help you there, and even coordinate everything viz a viz design & key targeted reno upgrades as well. And we haven’t even talked about our super Investor ability to decipher data and read trends. We analyze comps better than anyone else, we track pricing better than anyone else, and therefore can more accurately predict your outcome better than anyone else. And with that, combined with the most appropriate listing strategy, will ultimately give you confidence in being able to make your next move (i.e. how much capital you’re going to have for your next place, etc.). And we’ll be able to help you determine your capital gains, based on your tax returns and your building depreciation, etc. And if it’s actually an investment property? There’s no question. You’ll depend on our assistance to build detailed financial reports, knowing what to provide to the potentially interested buyer (lease agreements, tenant acknowledgements), whether or not to provide utility bills. What if we could get you a higher price, but you provide a VTB to the seller (i.e. you make more overall because of a higher selling price AND you make interest just like the bank, but you don’t collect it all at once… and it defers your capital gains taxes). Man, there are just SO MANY STRATEGIES and ways to optimize. All the services you need under one umbrella. The point being, because we are Investor Realtors and because of Volition, we do everything that a regular run of the mill Realtor does…. Just much, much, much better. We are in the top 1% of all Realtors in Toronto (Out of 50,000 agents in Toronto), which puts us in the "Super Agent" category (like Ari Gold from Entourage). Only 500 agents are in our segment. And only about 50 of those Realtors are "Investor Grade" realtors. We know who they are, and they know who we are! Personal Residence. Like it or not, your personal residence will probably be the most expensive purchase you’ll ever make in your life Like it or not, it’s an investment. A really big one. With our investor abilities and background, we can help you look for things that are not only important to you, and check off the things on your needs list, but also ensure that we can coming at it with our investor eye as well. Perhaps there are ways to make your personal residence work for you. Or perhaps we are looking for floorplans that give you the flexibility to easily put in a second unit Or perhaps we can help advise you on how to not JUST make your personal residence a money black hole, but make it work for you as well. House hacking, Maybe we would suggest a 2bdrm and renting out the other room. Is it worth spending extra to get a 2bdrm instead of 1bdrm condo? We have answers for you. Because we know the financials and economics, and we can also read the trends. We also know the trends and know how to analyze them in a meaningful way to be able to answer key questions, like “is this the right time to buy?”, or help provide you with relevant information from related topics such as financing/mortgages (Should I amortize longer or shorter? Should I get variable/fixed? Should I get a HELOC? Should I break my HELOC into two components so I can keep my books straight for the CRA? Should I register a collateral mortgage so I can reduce my legal fees later?) We know which segments are trending up and down, and we know which areas are providing more value. We also have the in house design capabilities to help you identify something that is under-utilized, but where it creates the opportunity for you to get it undervalued and create the value/opportunity thru targetted design & renovations. We have helped clients with very high-end (as well as obviously tenant grade), so we can cover the entire spectrum. We also know the value in using leveraging your personal residence in order to further your investment business. They are often intrinsically linked, and so this provides opportunities for us as Investor Realtors to add additional value in order to help paint the picture of how your Principle Residence Let’s say you were moving out of a house and into somewhere else (like a condo or you were renting or something). Did you know that you can keep your house as your primary residence for up to another 4 years? Florence?? Or… maybe you’re looking for a combination Primary Residence AND investment property (i.e. triplex and you live in one of the units). We can help you analyze various scenarios to see what works best for you.
- Go over this QUICKLY. 15 seconds. Say that if you want to discuss in more detail, we can go over one-on-one. But it is this level of granularity that we do in our data-driven approach. We deal with all this complexity, so you don’t have to. But then at least you can trust that the due diligence WAS done. http://www.trebhome.com/market_news/housing_charts/index.htm CTRL-SHIFT-I “Sources” “Images”
- http://www.trebhome.com/market_news/housing_charts/index.htm http://www.trebhome.com/market_news/housing_charts/images/2017/12/chart_december17_3.jpg
- http://www.trebhome.com/market_news/market_watch/index.htm
- So why do we care about these numbers? We care about the economy because they drive population. Fundamentals drive population. When jobs increases, population increases, http://www.trebhome.com/market_news/market_watch/index.htm Q4 2016 GDP - 2.6% Q1 2017 GDP - 3.7% Q2 2017 GDP - 4.5% Q3 2017 GDP - 1.7% Q4 2017 GDP - 1.7% Q1 2018 GDP - 1.3% Q3 2018 GDP - 2.0% Mar - Toronto Employment - 1.2% May - Toronto Employment - 1.6% Jul - Toronto Employment - 1.3% Nov - Toronto Employment - 3.8% Feb - Toronto Employment - 4.0% Mar - Toronto Employment - 3.2% May - Toronto Employment - 1.9% Jun - Toronto Employment - 2.3% Nov - Toronto Employment - 0.7% Mar - Toronto Unemployment - 7.1% May - Toronto Unemployment - 7.1% Jul - Toronto Unemployment - 6.9% Nov - Toronto Unemployment - 5.9% Feb - Toronto Unemployment - 5.8% Mar - Toronto Unemployment - 5.8% May - Toronto Unemployment - 6.2% Jun - Toronto Unemployment - 6.3% Nov - Toronto Unemployment - 6.2% i - Statistics Canada, Quarter-over-quarter growth, annualized for all of Canada ii - Statistics Canada, Year-over-year growth for the most recently reported month iii - Bank of Canada, Rate from most recent Bank of Canada announcement iv - Bank of Canada, Rates for most recently completed month
- Further zoom out
- Toronto Market Index shared on Volition Drive
- You can go to other meetups, and they’ll speak extensively about “the next deal” or the “hottest neighbourhoods” or “how much money they made on their last flip”. Not that we don’t go thru those things, but we firmly believe that your real estate investments should be rooted in fundamentals MORE than anything else. It will help ensure that you aren’t “chasing the shiny object” and are investing according to the economics of an area, not just because “cashflow looks good” or “it’s cheaper” or “I can get a good deal”. Make sense?
- Deep-dive, real-life, real-time analysis of your mortgage qualification ability As if it was a real consultation, and your application was really being underwritten. (Speaking of which, Vine Group is looking for an in-house underwriter. If you’re super smart and willing to learn, let me know and I’ll pass along his contact).
- So… back to the question in the beginning… our mandate at Volition is to support you in your investment journey thru education, advisory, and support. Have we sufficiently demonstrated that we are the eraser that is blazing that trail for you? I sincerely hope so!