Volition meetup 2020.05
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COVID-19 presents a number of challenges and an air of uncertainty for those of us in the real estate investment sector. During these tense times, it takes a different approach to find investors and source capital for our ventures. Some people say: “just find a good deal and the money will find you.” Does that ring a bell? We’ve all heard it. Unfortunately, it’s NOT that simple. Especially right now…with such HUGE stock market volatility that have affected so many people (and their retirement savings). In reality, you need to have a bunch of investors who are already in the wings, ready to roll... and THEN find a good deal. ...THEN it will work. So how do you reach out to these investors when you have a good deal? How do you get them to pay attention during all of this COVID Pandemic stuff? Our guest speaker this month, Dave Dubeau, firmly believes that RIGHT NOW is the perfect time to develop a strong bench of partners and investors who are looking for a good deal. That way, when that golden opportunity comes around, you can pounce on it immediately...Because you KNOW you have their support and financial backing. And out of this crisis there WILL be a lot of golden opportunities that will be coming up. The question is, will you be ready and able to take advantage of them? That’s why we're hosting a special LIVE online presentation all about finding investment partners and sourcing capital in uncertain times with Dave Dubeau (Investor, Author, Trainer, Investor and Capital Attraction Specialist). ----------------------------- Entry Fee: The workshop is FREE! ----------------------------- 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; fre
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Volition meetup 2020.05
- 3. @volitionproperties www.volitionprop.com Thank you Creeds!! We’re still open for coffee takeout and dry cleaning!
- 4. @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
- 5. @volitionproperties www.volitionprop.com Realty ManagementAdvisory Mentorship & Education & Consultation Acquisition of Investment Properties Design & Renovations Leasing & Property Management Renovations We are Toronto’s leading full-service, bespoke Real Estate Investment Firm
- 6. @volitionproperties www.volitionprop.com We do normal stuff better than normal agents! ● Why list with us? Investor advantage! ○ Your primary residence is a key tool in your investment portfolio ○ Active buyers / investor list ○ 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
- 8. @volitionproperties www.volitionprop.com Private 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!!
- 9. @volitionproperties www.volitionprop.com We hit over 2000 members! Yayyyy!
- 10. @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 ● Send us an email at info@volitionprop.com to schedule a session!
- 12. @volitionproperties www.volitionprop.com Market Update - Sales Volume
- 13. @volitionproperties www.volitionprop.com Market Update - New Listings
- 14. @volitionproperties www.volitionprop.com Sales to New Listings Ratio - Just for this month
- 15. @volitionproperties www.volitionprop.com Market Update - Average Resale Home 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
- 25. @volitionproperties www.volitionprop.com COVID Predictions - Who’s right?
- 26. @volitionproperties www.volitionprop.com TD Forecasting Toronto Home Prices to Increase By 7.8% in 2020 https://economics.td.com/ca-housing-update?linkId=87423709
- 27. @volitionproperties www.volitionprop.com Home Prices in Toronto Could Drop More Than 14% By 2023: Report https://torontostoreys.com/toronto-home- prices-fall-dbrs-morningstar/
- 28. @volitionproperties www.volitionprop.com Tales from the Trenches! The impact of COVID! Ed, Sam, Ming ● What has the impact been to home sale prices? ● Are homes still selling quickly? ● How are rents on triplexes? ● What about condo sale prices? ● How are rents of condos? There is certainly more risk for a buyer - but that’s why it’s a buyers market!
- 29. @volitionproperties www.volitionprop.com COVID-19 - The Volition Action Plan
- 30. @volitionproperties www.volitionprop.com The Main Event How to Raise Capital during a Pandemic with Dave Dubeau!
- 31. @volitionproperties www.volitionprop.com Dave Dubeau - Real Estate Entrepreneur ● Dave Dubeau is a Real Estate Entrepreneur, Best-Selling Author, Speaker and Investor Attraction Expert based in Beautiful British Columbia, Canada. ● He began his real estate investing career in 2003 doing 18 deals in 18 months. He later switched his focus to client-first rent to own deals, and nowadays he invests in multi-family (apartment building) properties. ● For the last several years Dave has been a leading authority on helping mom n pop real estate investors to find money partners and raise capital. Using his proprietary 5 Step Money Partner Formula™, Dave helps his real estate entrepreneur clients to grow their portfolios significantly and in record time by attracting investors (instead of chasing after them). ● Host of the Property Profits Podcast which is an excellent resource for investors.
- 33. @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 ● Send us an email at info@volitionprop.com to schedule a session!
- 34. @volitionproperties www.volitionprop.com Next Meetup - July 17th, 2020 The future of AirBnb and short term rentals in Toronto - you don’t want to miss this!
Notas del editor
- Our new venue!! We kept on hearing that people were coming directly from work, and that they wanted some food and drink… Please... patronize the venue. Food & drink. It's a new place, and it's super cool, and it needs our support. They also rent it out for events and stuff. And they want us to #hashtag it and stuff. I think it's Buck-A-Shuck oysters tonight… $1 oysters. And the beer selection is awesome, and I don't know if they have it here, but the sister restaurant Queen & Beaver has amazing hand chopped burgers… so the food here should be good too!
- Ok, Chris Law told us to spend more time on this slide. I actually feel really stupid talking about this stuff… it’s like those stupid billboards or advertisements on a bus shelter from those annoying agents. “#1 in Downtown”... and we never wanted to be THOSE guys. BTW if you look closely, you’ll realize that it’s often their BROKERAGE’s numbers or sales volumes, not their own. 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/qualifications as well. President’s Award, Chairman’s award, Top Producer award, top 1% of all Realtors in Toronto, Featured speaker at International Real Estate Conferences, at other Real Estate conferences/Meetups in Toronto, speaker at REIN. And this is probably the most important thing… we’ve actually DONE it. We have sizable holdings value at $25M and over 50 doors. So we’ve been in the trenches, we’ve been investing long enough to been thru the up-cycles and down-cycles, and so we know how to build resilient portfolios that can stand the test of time.
- Who is Volition: We are a full-service, bespoke Real Estate Investment Firm. NO, we are not a REIT. YES, we are a firm whose mandate is to give you EVERYTHING YOU NEED to be successful in your real estate investing (except the money. We don’t give you the money). Think of us as the guys who… no matter what you’re looking for in the context of real estate investing, we can help. We offer you a bunch of services, and then we have strategic partnerships for the areas that we don’t cover (Financing is the biggest one, but also insurance, lawyers, accountants, home inspectors, etc.). What really differentiates us, however, is our Advisory practice. We get to know you, your life goals, what you’re trying to achieve, where are you at now… and then we co-create a strategy together towards you reaching those goals. That is really the missing piece in the real estate industry. Think about it. You want to invest in real estate. So you call up an agent (your buddy, your aunt, your grandma) and say “I want to buy a condo”. And they say “Great! Let’s go find you a condo!”. We don’t do that. We will take a step back and try to understand your context much more thoroughly, WHY you want to buy a condo, WHAT you’re trying to achieve, WHEN is your timeframe to achieving your goals. Only after understanding that, do we even START to talk about real estate, what to buy, where to buy, etc. and building a customized strategy for you that makes sense given your goals, available capital, existing portfolio, mortgage qualification ability, etc. A common one is “I want maximum cashflow”. Ok, if you want maximum cashflow, then go buy a student rental in butt-fuck nowhere. That will give you maximum cashflow. It will ALSO give you maximum headache. See what I mean? It’s too myopic to focus on such low-level “consumer” level thinking. We don’t operate down here. We operate up HERE. Higher order thinking. -------- 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.
- Why list with us? Investor advantage! Scotiabank HELOC, right now no 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.
- 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.
- http://www.trebhome.com/index.php/market-news/housing-market-charts Toronto's housing market stats for March were a mixed bag, averaging out better than March of last year, but Toronto property sales have fallen drastically ever since — April's home sales are a different story, no surprise with showing no being allowed, etc, sales volume is down 69% from this time last year. Condos impacted the most, 72%, so far are only 16 percent of what they were last month, and we are nearly two-thirds of the way through. everyone knows demand is there, which keeps prices from dropping too much Toronto real estate buyers bought almost 4,000 homes while in “self-isolation.”
- http://www.trebhome.com/market_news/housing_charts/index.htm
- http://www.trebhome.com/market_news/housing_charts/index.htm
- http://www.trebhome.com/market_news/housing_charts/index.htm So far, mid month update - 1.5% decrease in price YOY. Shown mostly in condos.(5-10%) increase in some areas Will prices drop? Hard to say. Depends on how long this goes on. Mortgage deferrals CERB Zoocasa, RBC and Royal LePage have speculated that despite a temporary hit due to COVID-19, the market will end up recovering later in the year, as " the fundamentals of the housing market generally don't change" in big cities such as Toronto. Royal LePage attributes this largely to the fact that the demographics most affected by things like job loss right now are young and/or part-time workers who can't really afford to buy a home anyway. "The impact of these presumably temporary job losses will be limited as these groups are much less likely to buy and sell real estate," the report reads.
- Further zoom out
- Toronto Market Index shared on Volition Drive
- Will this continue? No. At the peak in 2017 the difference in the average price for a detached home and a condo was $700K In June 2019 that difference has shrunk to $450K. Prices getting to close.
- 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).