最佳投資選擇:獨立屋或多戶房屋?

你知道你為什麼有興趣投資房地產。 現在的問題是如何投資房地產。

美國樓房經歷了空前災劫。自2008年地產泡沫破滅,市場充斥大量銀行贖回樓房。

很多投資者都爭先恐後搶奪這些銀行贖回樓房。他們邊做邊學,略為修復後便嘗試轉手圖利。 不少獨俱慧眼,從中獲利不少。但美國並不像那些新興市場如香港,新加坡,中國,印度,投資房產必賺。時機地點要把握得宜。

不少單戶投資者發現,無論那樣降低成本翻新,轉手圖利不是易事。儘管政府公佈的失業率每降月下 ,實質環境並未如理相。沒有人工作,就沒有買家。不久,這些房地產投資者唯有事已願違出租物業。回報當然不如理想。

多戶房屋投資就是降低風險,試想一套房子可以出租給兩至四戶或更多,回報當然更加可觀。

多戶房屋還可以提供額外收入或節省成本。

– 共用設施,如投幣式洗衣機,可以添加額外的收入

– 集中維修和管理成本

– 減少投資時成本如轉讓稅,律師費

– 提高回報

如想獲取更多投資美國房產知識,不妨注册登入

如何在美國房地產市場另僻溪徑?

如果你還在充實2015年投資大計,有一個好消息。 美國房地產仍然炙手可熱,還有一陳子的時間投資相廉的出租物業。壞消息是:這些相廉的物業越來越難找到。隨著外國房地產投資者大量湧入美國市場,現在出現在MLS(全美國搜房網)上合適而又相廉的投資廖廖可數。但分享一個職業投資者的策略:最優惠的投資從來都是創造出來的。當眾人圍繞特定一種投資,你會覺得自己正確。 問題是一些存在風險你可能不知道。美國2014年房地產競爭白熱化,庫存減少,融資繁鎖,例子不勝枚舉。但可以告訴你,還有很大的發展空間。如果MLS沒有相廉的出租物業,可以擴大搜索範圍。創造投資,從人群中脫穎而出。秘訣是什麼? 場外房源 (Off-Market listings)。聽起來像很多工作吧? 是 – 但回報遠超你付出的。 房地產投資不僅是把現金交給一個投資組合經理或買入股票, 它是一門生意 。這就是為什麼房地產帶來巨大的收益。真正相廉的出租物業不會等待買家,它們是隱藏的。一個房地產的投資者是一個企業家數字運算,建立關係和銷售 – 凡此種種都是一個企業家所必備的。要建立一套系統發掘場外房源 為了脫穎而出,要問自己不同的問題 。 什麼是你專注的市場? 出租物業或是升值大的物業?你會使用什麼類型的營銷活動?這都是成功關鍵。一旦你確定你的營銷活動,你就可以開展你房地產投資業務。以下是一些關鍵的考慮因素,以獲得適合您的房地產投資業務:

  • 挑一些鮮為人知的美國房地產市場:福布斯雜誌公佈某個熱爆的市場,當然缺乏可投資的物業。你的職責是發掘一個新興的市場,研究那個市場人口增長和就業環境潛力巨大。 利用美國人口普查局網站縮小市場選擇。一旦選定幾個市場,再搜索該地區的商務部網站和當地報紙作更深入的探討。
  • 了解周邊環境:每個州,市,鎮有好的和壞的社區投資。例如 使用TRULIA來了解芝加哥或不同的社區。要善用這些網上免費的資源。
  • 建立合作團隊:良好團隊,是您成功關鍵。先從互聯網搜索當地合適房地產經紀,合適的經紀是不介意幫你不斷出價,還會不介意發掘場外房源。這是關鍵。驗樓師,裝修師是必不可少。還要聯絡律師行和物色管理公司
  • 建立夥伴:很多時候,創業要尋求合作夥伴。但要小心,除非你真的認同他的投資想法,你不一定要維持長期的合作夥伴關係。房地產常見的配對是一人負責投資另一人當跑腿建立合作團隊。重要是寫出你與夥伴的合作協議,並保持您每個合作業務的完全獨立運作。
  • 計劃你的退出策略:出租物業不一定是升值大的物業。要在交易之前已寫出您的時間表和退出策略。要做到交易之前已知此交易有利可圖。美國房產不會有僥倖的數字,記住
  • 研究美國當地房地產條例:除了要分析物業本身之外,你要熟識當地房屋和法律規定。翻新需要的費用,時限,租賃的法律,等等。你的經紀人或合夥人將能夠提供這方面的信息。
  • 融資選擇:您的新投資,不僅是企業和項目,它也是一種資產。找出你如何通過貸款,再融資或投資者給自己最好的交易融資。避免風險過度。投資得道的第一套美國房產可使你不斷繁衍美國資產。

美國房正值由衰轉盛。只要建立一套系統,善用網上資源,創造場外房源

Negotiation Strategies: How to Compromise Without Killing Your Deal

Negotiating a real estate deal is a blast! It’s a bit like a high-stakes poker game, where timing and resolve pay off with big rewards. So why do so many investors shy away from deal-making, or hire agents to do their bidding? Probably because they don’t believe they have the negotiation skills to pull it off.

Fortunately, everyone can learn how to to develop negotiation skills, and with a little practice, you’ll be chomping at the bit to do it again!

First, you need to understand the nature of a real estate deal. Unlike the poker game, real estate deals are slower-paced. It may take weeks of back and forth before you close that sweetheart deal you spotted.

And, it doesn’t end with the final hand. Even if you get everything you ask for initially, there may be ways for an unhappy seller to wiggle off the hook. Both parties have to win, or the deal could ultimately fail.

You Need a Negotiation Checklist

One of the top negotiation tactics is learning to keep your mouth shut. You need to listen, not talk. The seller should be doing the talking, and if you stay out of the way, they can’t help but disclose crucial information, both intentionally, and unintentionally.

Keep your emotions in check. The seller may be emotional. That means you cannot be. Some investors believe that you have to bully sellers or otherwise you’ll get screwed in the deal. That negotiation strategy rarely works.

The problem is that intimidating the seller only makes them hate you. They’ll clam up about every negative aspect of the property. If they like you, and want you to like them, they’ll be more forthcoming with vital information that can impact the value of the deal.

Remember to listen. Figure out why the seller is feeling the way they feel.

Hone your negotiation skills by thinking in terms of assets and liabilities. Your assets are your financing options, your flexibility, any experience you have in investing, and so on. All of your specific demands — what you want in the property or need for the deal — are liabilities. Try to eliminate as many liabilities as possible. That forces you to prioritize what is really important, and allows you to be flexible. Let your creativity flow!

Start with bigger concepts first, then start to narrow down the details. Otherwise, you’ll overwhelm the seller before they get jazzed up about the deal. Don’t give away what your liabilities are early on in the negotiation. Don’t set ultimatums, like maximum price. Work towards that end once you see what the seller wants. The seller is waiting for buy-in questions, like “How soon can we close?” Keep quiet on those points until you see how to structure the offer.

Once you know what you want, then you can narrow down the negotiation terms by trying to identify common ground. Once those terms are out of the way, trade off on concessions. You can get a lot of little concessions from the seller that can add up to a great deal. But if you lump it all together in a list of demands, the seller will think the deal is lopsided.

That’s one of the funniest aspects of negotiation. It doesn’t matter if the 20 things you are asking for add up to $20 worth of concessions. What matters is that there are 20 things that the seller has to give up. It’s easier to swallow the overall impact of a deal when you break it up into bite-sized pieces.

And finally, one of the most effective negotiation skills, don’t assume you will never see the seller again. In any aspect of business, it’s never a good idea to burn bridges for one deal. You never know what may come of a relationship — possibly future leads. Negotiations must be based on trust, and reputation matters. Be forthright. Tell your seller what you are willing to do, and let them come around. Allow them to go into the deal with their eyes open.

 

租客心理:怎樣成為一個成功房東

一般的租客信息:平均收入,平均住戶, 可以大概計算你所投資的房屋的租務回報. 但是,想再上一層樓,就要了解租客心理。

就拿這個例子。 兩個最好的房地產網站 ,Homes.com和它的姊妹網站ForRent.com,對搜索全美300萬公寓用戶做了些統計,他們是誰他們喜歡什麼。 這些寶貴的調查顯示:單身女性是最常見的租房者,老年人和年輕專業人士也是租房長客。 了解這些,這將影響你房地產投資決策和營銷手法。

同一項調查還顯示,公寓勝過獨立房屋,洗衣機在單位內勝過華麗的裝飾,和幾乎一半的租房者是獨居的。 區內治安也是所有租房者的顧慮。

你可能會奇怪,為什麼任何這很重要。 因為,成功的投資者需要吸引優秀的租戶,要源源​​不絕 – 不花你一分錢 。而且,你需要受歡迎。如果住戶來找你,你就不必花錢招廣告找到他們。

旨在建立一套更有效的租戶申請資格過程,降低空置率,提高利潤。 如果你開始已建立一個租戶候選人名單,將大大增加你的機會。

有一些偉大的房地產網站提供心理分析,包括公寓上市服務-您用來做廣告的空缺同樣的網站。 這些服務跟踪承租人心理描繪,喜歡分享他們與業主和物業管理人員的信息。

全國調查的一個缺點是,你失去的當地喜好的細微差別。 在悶熱的中西部租戶可能願意出售自己的靈魂的空調,但沒有這麼多更遠的北部。 其中得到心理的信息來自當地的租房者的最佳方法就是問他們。

你可以僱一個營銷公司,將輪詢租房者在你的領域,並給您一個專業的報告。 如果你不想折騰錢,只是有你的出租物業管理跟踪準租戶調查,並找出最住戶說,他們正在尋找出租公寓。 你想知道的前景誰把你失望。

搭載別人的研究,並檢查了你的本地競爭者在做什麼。 大多數這樣可以秘密因特網上觀看。

當地報紙是另一個偉大的方式來獲得進入租房者的頭上。 什麼樣的故事做了新聞機構功能? 你可以肯定,他們已經對你感興趣的讀者做自己的功課。

知道什麼是租戶想要的是房地產投資的關鍵技能,這將提高landlording幾乎每一個方面,從認識到投資於這些特性如何推銷這些屬性準租戶。 您將了解哪些設施將關閉租約,並在你的資源,值得重點關注。

 

 

收租危機:為何你所投資的樓房回報不如預期?

有兩種方法投資房地產賺錢。 一個是靠升值。 另一種做房東收租

怎麼做一個成功的房東: 租客必須定時繳付租金,因為你需要定時償還貸款,或資助另一筆交易,或負擔生活費。 這對小投資者或單家獨戶的業主尤為重要。

如果租金不能按時到來, 罪魁禍首可能是出租物業管理的滯納金政策。顧名思義,滯納金就是萬一租客不能按時繳付租金所收取的「罰款」

在其他行業,滯納金可以帶來豐厚利潤。 但投資收租並不如此

不管你信不信,滯納金實際上訓練你的租戶喻期交租

原因如此:

滯納金是有限的
在美國,法律規定房東收取的滯納金不可以充當罰款。滯納金平均允許約$ 35- $ 50,​奢華物業租金則可​高一點。 如果收費過高,法官將不會強制執行。

而且,不可因為滯納金並未償還再收取額外的滯納金。

如果出租物業管理公司吹噓滯納金帶來豐厚利潤,他們說謊,因為這是非法的!

寬限期鼓勵逾期交租
在美國,要等待“寬限期”過了後才收取滯納金。“寬限期”通常是五天。

當住戶看到,租務協議變相允許五天內付租沒有絲亳影響,就濫用此法則。權衡輕重,更甚者,繳付35,50美元滯納金,用應付的租金來周轉其他事項或消費。

權宜之計
以滯納金鼓勵定時交租只是權宜之計。 出租物業管理除了依靠滯納金外,還要有效的辦法。

這些是您的出租物業管理公司應該做的,以保障您的租務業務:

您的經理應該選擇更好的租戶。你的經理很容易發現重複喻期交租的客戶。檢查一下信用或詢問上手房東就一目了然。

提供一切方便的支付方式給租戶。 如信用卡,電子支票和自動取款支付。

十天前提供帳單或電子帳單給租戶,提醒他們準時支付租金。
你的經理不能長期容忍晚交租。 先警告那些一年六次晚交租的租戶。屢勸不改,停止租約。

如果沒有害怕驅逐的後果,有什麼理由要按時支付。 不能得寸進尺。 理想的租物業管理就是權衡輕重,懂得格外開恩之餘,要盡辦法保障租金準時過戶到房東。

Canada Agriculture Tidbits 加拿大農業淺談

Hello everyone. Today, we are talking food. Yes, food!! the stuff that you put in your mouth everyday. Here in Vancouver, local food produce follows a seasonal trend. Starting with strawberries in May, raspberries, blackberries and blueberries in June and July. With the arrival of September comes tons of local produce ready to be put in gourmet dishes. Apples of different varieties like Red delicious, Gala, Ambrosia, etc. Pears. Plums and prunes. Apricots. Fresh leafs of different varieties such as cabbages, lettuces and kales. Tiny little carrots. There are also countless number of herbs like garlics, mints, dills, basils. September and October is also time for potato harvesting. As the year comes to an end, you will see more imports from south of the border and also produce from local greenhouses like tomatoes and cucumbers. OK. I know that you’re meat lovers and dairy consumers. There are also lots of meat producers and dairy producers here in Canada.

Have you ever wondered where all these food were grown in Canada? How much land are used to grow such food?

farms - acres and reporting1

As you can see from this area chart, Saskatchewan and Alberta utilize most land in growing its crops. Together they occupy 70% of total farm land in the country. Not surprising given the vast land and harsh temperature in the Prairies, the crop are mostly wheat, canola and alfalfa. Total wheat occupies the most farm land in both Alberta and Saskatchewan, but in in terms of the number of farms, the darker the green colour, the more numerous the number of farms. In Alberta, the Alfalfa farms are the most numerous as opposed to wheat farms in Saskatchewan. There are also quite a number of farms in Ontario given the number of darker green color areas.

Let’s focus on crops other than wheats, canolas or seeds, etc. Here, we are excluding the farm category farm industrygroup of Oilseeds and grain farming.

 

 

 

 

 

 

 

 

After that, we can see the areas again for other crops.farms - acres and reporting excluding seeds

Now, we can see a reverse of the trend we see before. Ontario, Quebec and British Columbia occupy the most land for crops other than oil-seeds. You can see vegetables occupies the most land in both Ontario and Quebec while blueberries production occupies the top spot in British Columbia. Let’s drill down further onto British Columbia since I am located in Vancouver.

 

 

farms - acres and reporting excluding seeds BC

 

 

 

 

 

British Columbia is actually second in terms of blueberries land cultivation after Quebec. Of particular interest is British Columbia’s number one spot in cranberries production.

But, how profitible are the farms since farm areas are not necessary indicator of the profitability?

farms - profitability1

 

 

 

The above inclues all profits for the last five years (from 2006-2010). Apparently, throughout the last five years, the most profitable business are either potato farming or dairy cattle and milk production. The trend is evident across all provinces. farms - profitability 2010

If we are to look at the annual profitability, we start to notice some variablity. Above is the profitability for farms in 2010. If you try to compare British Columbia of 2010 against the total from 2006-2010, you will see that the trend is more or less the same. This can indicate the stability of profit for the crops grown in BC.

If you try to compare the profitability in Manitoba for example, it just varies so much. One thing that can be gleaned is that profitability for crops in Manitoba is more variable, maybe due to weather or the highly volatile prices of mainly oil-seeds crops.

Methodology of obtaining the data

Data were obtained from Statistics Canada.

http://www29.statcan.gc.ca/ceag-web/eng/data-type-selection-type-donnees?geoId=0

Since most of the data were only available in tabular format in Excel, some efforts were needed to reverse pivot the tabular data back to a normalized data. Normalized data is where data will appear in a normal database with different columns. In Excel, since tabular data is like a cross-tab with some series on the X axis and some series on the Y axis.

Finally, the normalized table would (after reverse-pivot) would contain these columns.

  • Provinces
  • Year
  • Crops
  • Farm Industry
  • Financial Account (Profit and Loss classification)
  • Land Acres (measure)
  • Number of Farms (measure)
  • Dollar Amount (measure)

From these measures and dimensions, different graphs were then constructed.