YFP REI 52: Six Considerations for Making an Offer and Getting the Deal

Six Considerations for Making an Offer and Getting the Deal

Nate Hedrick and David Bright reflect on the past year, what they have learned, and share six considerations for making an offer and getting the deal.

Episode Summary

As the 52nd episode of the Your Financial Pharmacist Real Estate Podcast, today we reflect on the past year, what we’ve learned, and how we are progressing as pharmacists in real estate. One of the most common themes that come up since the start of this podcast is the understanding that pharmacists tend to be very detail-oriented and risk-averse. Today, we dedicate some time to the strategies we’ve discovered over the past 12 months, how to get started, how to give yourself the confidence to get started with real estate investing, and how to move quickly and react within the confines of today’s fast-moving real estate market. You’ll hear about the six steps to overcoming analysis paralysis for rapid-fire decision-making, including setting your criteria, knowing your numbers, understanding your area of real estate, giving yourself an out (or multiple exit strategies), digging deep for all of the data, and then making a team decision at the end. Listen in as your hosts, Nate Hedrick, PharmD, and David Bright, PharmD, share a year’s worth of wisdom on how to set yourself up for success in real estate investing and where to find many of the resources to help you along the way.

Key Points From This Episode

Reflections on a year of this podcast and the growth that our hosts have seen.
The common theme that pharmacists are detail-oriented and risk-averse.
Today’s topic: how to avoid analysis paralysis and get started in real estate investing.
The first of the six things to help with rapid-fire decision-making: setting your criteria.
The second step: knowing your numbers, and where you can find helpful resources.
A helpful rule of thumb: the 1% rule and how it works.
The third step: understanding your area and what to consider when it comes to location.
The fourth step: giving yourself an out and how this relates to writing the offer.
The fifth step: gathering the data about the property.
How to investigate properties from a remote location.
The value of opinions from realtors, contractors, and home inspectors.
The sixth step: making a team decision and how this plays out differently in pharmacies and real estate.
Tips on how to go about building a team and some resources that may help.

Highlights

“As much as pharmacists really find comfort in the spreadsheet, and comfort in the details, and comfort by going through those kinds of things, there are further refinements that don’t always pop out well in a spreadsheet and are driven sometimes by that location.” — David Bright, PharmDavid Bright, PharmD, MBA, BCACP, FAPhA, FCCP [0:10:01]

“One of the things that a good agent can really help with is, once you find that property, once you’ve identified the location, and run the numbers, then it comes down to writing the offer.” — Nate Hedrick, PharmD [0:12:34]

“If you can get familiar with those terms, if you can understand those contingencies then you, coupled with a really great agent, you’ll be able to relax through the process and make sure that you’re offering really well, and getting the proper inspections that need to be done.” — Nate Hedrick, PharmD [0:15:14]

“I know for me, in developing that team, the realtor was the starting point. I definitely believe that having a strong realtor is foundational to strong real estate investing.” — David Bright, PharmD, MBA, BCACP, FAPhA, FCCP [0:19:59]

Links Mentioned in Today’s Episode

Episode Transcript

[INTRODUCTION]

[00:00:08] NH: Hello. Welcome to the Your Financial Pharmacist Real Estate Investing Podcast, a show all about empowering pharmacists to achieve financial freedom through real estate investing. I’m Nate Hedrick, and each week my co-host David Bright and I explore stories from pharmacists all over the country who are achieving their real estate goals while maintaining a meaningful career in pharmacy.

Whether you’re a first-time investor or a seasoned pro, we’re here to provide education and inspiration about the world of real estate. Please note this podcast is intended for educational purposes only and should not be considered financial or investment advice. Hey, David, how’s it going?

[00:00:43] DB: Hey, good, thanks. How are you doing, man?

[00:00:44] NH: Great. It is episode 52, which means we are one year, if you can believe it, into the YFP Real Estate Investing Podcast. It’s crazy.

[00:00:52] DB: No, that’s pretty fun, though. That’s a fun milestone. It’s been fun to see pharmacists make that concerted effort to take stronger control of their financial future. It’s been fun to see real estate investing be a part of that.

[00:01:02] NH: Yeah, even if it’s just buying a fixer-upper or house hacking a primary residence, maybe, even keeping an old house as a rental. There are no wrong ways to do this. It’s just been exciting to see all the different ways that people are including it is a part of their financial plan. It’s really fun.

[00:01:17] DB: Yeah. It’s also been fun to see, in addition to some of those typical moves like buying a primary residence and just fixing it up is you live in it. We’ve even had folks that have taken the plunge and then gone to two and three and six and millions of dollars off real estate investing from there. It’s been fun to see that whole spectrum of not just what that most people will probably do, but even what if you really get hooked on this, what real estate investing can become.

[00:01:43] NH: Yeah. I personally really enjoyed the people that come on the show early on or that we talked to right when we started this whole thing. We’re like, “Oh yeah, I just bought my first one and it’s going great.” Then we have them back when they bought seven or something like that. It’s just been really cool to see that growth and just seeing others with the same passion that we have for real estate investing. It’s really fun.

[00:02:00] DB: Yeah. Again, we don’t want any of that to come off as that’s a good thing and having one or two houses is a bad thing, right? A lot of people are going to – they get into real estate investing may buy one or two houses as a rental. What’s fun about that even is, if you rent those out as a part of a retirement strategy and you do that in your twenties or thirties, you look up 30 years later and suddenly at retirement age. You’ve got one or two completely paid off houses that either generate cash flow in retirement or could be sold to bolster a nest egg, or maybe that’s a vacation home that’s now paid off that you move into is a retirement home. Lots of options.

[00:02:35] NH: Yeah. I agree. It’s like pharmacy, right? There’s no wrong path to go into. You just start learning and then you can figure out what your niche and what you like. That’s what again, it’s been fun for us with real estate investing.

[00:02:46] DB: Yeah. I think one common theme, if you think back to 52 episodes. I think one really common theme that we’ve seen among a very diverse bunch of podcast guests, some that have done it tones, some that have bought one house, like anywhere in that spectrum, is that there’s this repeated theme that pharmacists are detail oriented and risk averse, which makes it hard to dive in and buy that investment house, that a lot of pharmacies may sit on the sidelines for years, they’re going to wrap a bunch of time and energy and do thinking about investing and playing with an Excel spreadsheet and those things, but not actually doing it. While it’s definitely understandable, buying a house is a big deal, it’s also an unfortunate hindrance that keeps pharmacies from getting started.

[00:03:29] NH: Yeah. Even if you do get to that point where you’re ready, the market again, realtor hat for a second, the market’s not making that any easier. It’s just been a crazy time to buy.

[00:03:37] DB: Yeah. I remember in 2009, 2010 when my wife and I were first looking at houses. We walked to a house of our realtor and we thought that you just make an offer that night. We thought that’s what you do. If you walk a house at 8:00 at night, by 8:30 you write the offer and you see how it goes. At the time a realtor was like, why would you do that? Sleep on it, take the weekend. Look, don’t worry about it. It’s not a big deal. I feel like fast forward to 2022 here, no one would give that advice, right? It’s a very, very different market right now.

[00:04:08] NH: Yeah. People need to be ready, buyers need to be able to take action quickly. Again, especially when you’re looking at markets that are growing rapidly and it just makes it more difficult.

[00:04:17] DB: I think that kind of convergence of the market is very fast paced. It doesn’t leave you a lot of time for analysis, paralysis. Then also just the analysis paralysis that’s common for pharmacists in real estate investing. We thought we would look at that common theme where all kinds of guests have said that you just have to get started. You just have to get started. We want to talk a little bit about, the ‘how’ being behind that for our one year episode. We want to dedicate some time to the strategies that have been discussed about, how to get started? How to give yourself the confidence? How to move quickly and react within the confines of our market today?

[00:04:53] NH: As always, we’re going to be focusing on investment property and how that purchase works, but a lot of this can actually be applied to a personal residence as well. We’ll play, I use an example and I think we’re going to work through as if a $100,000 single-family long-term rental house, which I know for some of your markets that never has existed, it never will exist. It doesn’t make any sense, but you can extrapolate $100,000 to 250 or 400 very easily just by adding a multiplier. A lot of the numbers are still going to translate, which makes it a little bit easier depending on what your market looks like.

[00:05:23] DB: To help with the rapid-fire decision-making this required in today’s market. We wanted to talk about six practical things that we’ve heard guests say across the shows recently and that will cover today. Those six things are setting your criteria, knowing your numbers, understanding your area, giving yourself an out, digging deep for all of the data, and then making a team decision at the end.

We’re hopeful that by diving into those six things briefly and then referencing back to episodes, if there’s something in there that strikes you like, “Oh, I really do want to know how to learn the numbers.” We’ll reference back to other podcasts and things that you can jump into to go deeper with that, but these are the six strategies that we’ll talk about today.

With that, the first one is setting your criteria. One of the themes that many of our guests have brought up is that you have to be absolutely clear about the criteria of the property that you’re looking for as an investment. I think Carly put that really well in episode 47 about the broad criteria of deciding upfront. Are you looking for a Single-Family house? Are you looking for a duplex or a four unit? Do you want a vacation rental or do you want a long-term rental? Are you trying to house hack where you live in half of a duplex and you rent out the other half? Are you looking for a non-owner occupied just investment property? Does it need to be in your backyard, or could it be a half hour across town? Or could it be a thousand miles away? Will you be paying cash or using a mortgage? Do you want something that you need to fix up or not? A lot of questions that you can ask. We can help to clarify the criteria of the house that you’re looking for.

[00:06:56] NH: As an agent, I’ll tell you something that has clear criteria that can come to me and say, “Nate, these are the things that I’m looking for. It’s a Single-Family house that needs to be under this budget.” Whatever those numbers or metrics are, it makes my ability to find them something so much easier, right? If you just tell me I want an investment property in Cleveland, we’ve got a lot to look at, right? You’re going to be here all day, but if you can tell me these are the things that I’m looking for, I can streamline and find real opportunities for you.

[00:07:22] DB: Yeah. As a pharmacist, that can fall into analysis paralysis at times. It’s been super helpful for me to try to overcome that by having that really clear list of criteria as that helps me to rule out things that are not a fit. For me then that narrowing that list, if there’s 40 houses that come in and an automatic email throughout a week, right? Like those emails that we all get a couple of times a day. If I look at those across a week and there’s 40 houses. If I can eliminate 35, 37 of those, down to the very few that I know are going to work. If I can do that very quickly, just based on criteria then I only really need to get serious about looking at a few and from there I may not even look at all those in person. I can really narrow down to what I’m precisely looking for, for further investigation.

[00:08:08] NH: Yeah. With that further investigation, that leads us right to the numbers, right? Once you start to investigate, you need to start looking at those. So that leads us to number two, which is knowing your numbers. After so many guests talk quickly about running numbers, even if you need to go back all the way as far as Zac and Blake on Episode three. We felt compelled to do a deep dive, on running numbers back on Episode 50, just a couple of weeks ago.

At that time, we also built a spreadsheet for you guys, so if you’re interested, didn’t get the chance to see that episode, but want to learn more. Check out episode 50 or go to yourfinancialpharmacist.com/analysis and you can grab our free spreadsheet and it will help you walk through those numbers and start to figure out, is this going to be a good investment property or not?

[00:08:47] DB: We don’t want to spend a ton of time going through the numbers today. One theme that so many folks have brought up on different episodes is and one that we’ve shared before that really was impactful to me when we bought our first rental was the 1% rule. So just to refresh briefly, the 1% rule is that, that rule states that a property is likely to have positive cash flow if the monthly rent is at least 1% of the purchase price.

It doesn’t mean that a property will rent for 1% of the purchase price or that you’re guaranteed to make money if it does rent for 1% of the purchase price. None of that, but it is a helpful rule of thumb that if I’m looking at a property and I see a $200,000 property that I know is going to rent for 1200 dollars a month, that’s probably not a fit and I can move on pretty quickly. If I see a 100,000 on the property that rents for 1,400 a month it’s above that 1% rule, that starts to look maybe I should investigate that one a little further?

[00:09:39] NH: Yeah. Obviously this is your five-minute math, right? You’re quickly penciling out if a property is going to be worth it, but at that point you need to start figuring out is this going to be worth pursuing further? Are there going to be taxes, insurance, repairs, management that break the budget or that break the numbers? Or is the cash flow going to be sent that meets our criteria? That upfront is one way to look at it, but you really need to be able to dive into the details.

[00:10:01] DB: Yeah. As much as pharmacists really find comfort in the spreadsheet and comfort in the details and comfort by going through those things, there are further refinements that don’t always pop out well in a spreadsheet and are driven sometimes by that location. I think that leads us to our third aspect today of understanding your area.

It’s one thing we haven’t really done as much of a deep dive into. You but has come up on several different episodes is the focusing on the geographical considerations of real estate investing. I think everybody’s probably heard the term “location, location, location” when it comes to real estate purchases. Not only is that important for an owner occupant situation, but it’s absolutely true as well for investing. There may be different considerations when it comes to investing in a long-term or short-term rental.

For instance, if you’re preferring to have rentals in a lower-priced area where there’s maybe better cash flow or a higher-priced area where you may be looking for more appreciation or maybe an up-and-coming area where you’re waiting for the neighborhood to transition and you want to live through that and come to the other side of that and support that transition.

You might want to think through things about whether or not an area has a lot of different employers to frame some economic stability. Should a single employer move or a factory close or something like that? In some areas, it may be really important to consider proximity to a bus stop or the quality of the school district, or is there a park next door or other just amenities of that area. As you think through these issues, you can better define if a city, a region a neighborhood is a good fit for the investing that you want to do based on your strategy.

[00:11:37] NH: One of the things we actually have on our website, if you’re interested too and want to learn a little bit more about location and how to start bearing that down. We have the How to get Started in Real Estate Investing Guide that we put together, so head over yfprealestate.com, there’s a link right there that says, Get the Area Guide. It’s a great way to dove into a little bit deeper since we haven’t done it on the podcast so far.

[00:11:56] DB: Yeah. Again, although we haven’t done the deep dive, there’s been a lot of sporadic discussion about neighborhood types and price points and the 1% rule that have come up throughout a lot of different episodes. If you’re lost on what to do here, a great place to start can be working with a good realtor, because a good realtor is often very in tune with some of those aspects of a neighborhood, of a city, where investors are flocking to you and where investors are running from. The realtor can have really good answers in insight for long term rentals or short-term rentals or amenities or those things that either a buyer, if you’re into house flipping or a tenant would have their eye on.

[00:12:34] NH: Yeah. One of the things that we found that, again, a good agent can really help with is, once you find that property, once you’ve identified the location and run the numbers, then it comes down to writing the offer. So writing that offer really well is number four, because truly, if you can’t write a significantly competitive offer, it’s not going to matter what house you find, right? The deals aren’t just going to fall in your lap. So one of the things I find with my home buyers that don’t thoroughly understand writing an offer is not understanding the outs that they have or that that exists in a typical purchase agreement. Details are very different across different markets, right? Don’t read all of this and think, this is exactly how my market works because different states and different areas operate differently, allow for different contingencies, we call it.

Sometimes those contingencies of things like an inspection or getting a loan, but there are lots of other potential contingencies that you can put in as well. All of these can be leveraged or waived, but having a simple contingency that relates to even a home inspection, that can drastically reduce the stress that you go through when writing an offer. It’s not all of a sudden, I need to purchase this house and this is the final step. I have no other outs. You have this nice ability to put in a quick offer. You can bring speed to that offer process, but then it gives you the time to actually walk through the property, understand if it’s going to be something that runs into issues or if there’s something scary, you have a way to back out of that. So really knowing what your options are can be essential to making sure that you’re doing this the right way.

[00:13:58] DB: I feel like for me, that’s been really helpful to take the stress down on offers, because we made an offer recently in a house that we had not had a chance to get inside of yet, but we just knew it was a very competitive situation, so we made that offer based on pictures and things like that, and it looked really good. All the disclosures and everything look really good. Like this is going to be a relatively turnkey property. We’re expecting just a little bit of cleanup. We sent an inspector through and the inspector looked around and the inspector found a lot of surprises. Through that conversation with the inspector in ways we were learning more of what’s wrong, we thought that maybe from a thousand or $2,000 worth of repairs. This became ten or $20,000 of the repairs that we were going to need.

That’s a pretty drastic budget shift based on expectations. So we ended up using that out in the contract and that inspection contingency and we walked away from that. While we were out in inspection fee in that situation, that’s a much smaller price to pay in order to dodge the bullet if the ten or $20,000 nightmare of repairs that we weren’t expecting.

[00:14:59] NH: Yeah. Those contingencies can not only save you stress on the front end, but they can save you pain on the back end as well. If you’re looking for more, really went into depth on this on episode eight, about contingencies and terms that are common and offers, especially in today’s market, which I think is really important. Our hope is that if you can get familiar with those terms, if you can understand those contingencies then you, coupled with a really great agent, you’ll be able to relax through the process, make sure that you’re offering really well in getting the proper inspections that need to be done.

[00:15:26] DB: Yeah. So speaking of inspections, that leads us into number five. The gathering the data about the property, so pharmacists were often data oriented, detail oriented people, right? Young, from Episode 15, I thought he had just tremendous advice about getting that data, particularly from his perspective of living literally thousands of miles away in a different time zone from where he’s investing. So while there’s a lot of data that can be gathered before the offer, you can get information from your realtor, you can get information from the online listing or the Multiple Listing service, MLS. Looking around there even other things online, one of my favorites is just Google Street View.

Sometimes when you look at the house in Google Street View and then you can do this spin around the block, you can see like, “Oh, there’s an abandoned, boarded up house right across the street.” Or, “Oh, there’s a warehouse across the street. I wasn’t expecting that.” Even just some of those things can really help for a quick look. Young found that sending a home inspector through or a contractor through is really good enough for him then to get the additional layer of that boots on the ground, that human touch, the person in there that can send videos or do face time or however that would work, but then he didn’t have to get inside the property himself when he had a realtor that he could trust and an inspector or a contractor that he could trust.

[00:16:42] NH: Yeah. I’ve done a lot of those walkthroughs myself, actually, on face time for out-of-town investors or out-of town clients. I actually had a couple that was a pair of physicians, including from out of state for residency here in Cleveland. I can’t tell you how many showings we did just the face time. It’s a great way to, again, if the process and trust the person that you’re working with, it’s a great way to walk through a property, even if you’re thousands of miles away yeah.

[00:17:05] DB: I don’t think that this only applies if you live thousands of miles away too. I tend to invest within an hour radius of where I live. Even in that case, I try to use some of these same strategies myself, because we’re all busy pharmacists, we don’t have time to go walking houses 20 hours a week or anything like that. A lot of these same strategies can apply even if you live in the same area. Even then, I find that the quality of perspective of a good realtor and a good contractor home inspector is so much better to me.

If I walk up to a house and I’m standing at the curb looking at the house, I might look at it and say like, “Well, that house has a roof on it.” I don’t really know how to identify some of those things of what makes a house have a good roof or not, but when I stand there and I talk with a contractor or I’m on the phone with the contractor, the contractor can talk about soft renovation, ridge vent and all the different things. I’m definitely learning along the way, which is fun, but it’s so much more valuable to have that perspective of that person that really, really knows it and can help me make a good decision.

[00:18:08] NH: Again, alluding to here is just having that really great team around you, which is our sixth topic, which is making a team decision. We actually had Lauren Risley on Episode 31 that talked a lot about team. She wasn’t the only guest that did that. We had many, but learning to lean on and trust the experts around you, you can make a much more confident decision. When a realtor can show you comps and help you understand if you’re getting a price or not, when a property manager can tell you that the rent rates or this and the demand in the local area is that, or when a contractor, an inspector can tell you, “Yeah. This property’s in good shape. Here’s the detailed information that you need to make that decision.” It just it makes everything a lot easier and you’re not relying on yourself for everything.

[00:18:46] DB: Yeah. Pharmacists, again, we’ve said it so many times now, our detail oriented, data driven folks that want to make informed decisions and but we’re also pretty used to working on a team in health care. We aren’t generally the ones getting all the information about the patient, but we’re making collaborative decisions. So while the decision of purchase a property may be totally on you and you have to own that decision as the investor, having that team around you can help bring a lot of confidence and a lot of speed to that decision.

[00:19:16] NH: A quick reminder here, if you are uncertain of where to start when it comes to building a team, because I was always intimidated by that myself when I first was starting out, it just felt like, “Building a team. I don’t know how to build a team. That sounds crazy.” But if you just want one place to start, start with a really great real estate agent. If you don’t know that person or you want to make sure that you’re getting connected with the right person, we have a service to help with that. We have the Real Estate Concierge Service. We can offer to connect you with a real estate agent that is investor-friendly in the market that you’re looking for. Completely free service.

You head to yfprealestate.com and click on find an investor-friendly agent. You’ll get scheduled with a 30-minute call with me. We’ll go through budget. We’ll go through what your goals are. Again, I’ll help you get connected with somebody that’s really going to start to lead that team.

[00:19:59] DB: I know for me in developing that team, the realtor was the starting point for me. I definitely believe that having a strong realtor is foundational to strong real estate investing. With that, the six considerations that we’ve talked about today. Again, going back to the top, setting your criteria that really clear criteria to help that agent, help your team understand what you’re looking for and help yourself. Focus in on what you’re looking for. Knowing your numbers to make sure that once you find those houses, you can crunch those numbers and make sure that, yes, this doesn’t just pass a quick sniff test, but this is, I’m expecting that this would be a good investment.

Understanding your area and what would make a house not just look good on paper, but look good in real life as well, understanding the area. Writing that solid offer and giving yourself an out so that you can get the offer accepted, but in a lower stress way, getting all the data that you need to make that decision, that deep dive for data and then making a team decision with that data. Really having – we been mentioned so many times over the last 51 Episodes that the analysis paralysis factor that pharmacies face when they go through the decision-making process at such a big decision. Hopefully that these six considerations and particularly that team decision piece can really help with that analysis paralysis in helping get started with real estate investing.

[00:21:20] NH: Yeah. Don’t forget, if you’re looking for more opportunity to collaborate or work through more team-based decisions with others, definitely need to check out the YFP REI Facebook Group. It’s a great place where we get hundreds of other pharmacies like you that are investing in real estate or really about to get started and would love to connect and just learn from each other. So definitely check that out. Your Financial Pharmacies REI Facebook Group, definitely worth joining and starting to collaborate with others there.

[00:21:45] DB: Yeah. We’re really hopeful that by working with the team, by being intentional with your goals and setting that strong plan that if you’re looking to get started in real estate investing, you’ll be one step closer to making that confident offer and that strong step forward on your real estate investing journey.

[00:21:59] NH: Guys, thanks for hanging with us on 52 episodes. The whole year worth of episodes, so far and we’re really excited for what’s to come. So appreciate you guys coming along for the ride.

[OUTRO]

[00:22:07] ANNOUNCER: Thanks for listening to the YFP Real Estate Investing Podcast. If you like what you heard on today’s show, please leave us a review and subscribe to the show, so you never miss an episode. If you have a question, know someone that would make a good guest, or want to connect with Nate or David, head in over to yfprealestate.com and join the growing YFP Real Estate Investing Facebook group.

As we conclude this week’s episode of the YFP Real Estate Investing Podcast, an important reminder that the content in this podcast is provided to you for your informational purposes only, and is not intended to provide and should not be relied on for investment or any other advice. Information in the podcast and corresponding material should not be construed as a solicitation, or offer to buy, or sell any investment, or related financial products. We urge listeners to consult with a financial advisor with respect to any investment

Furthermore, the information contained in our archived newsletters, blog posts, and podcast is not updated and may not be accurate at the time you listen to it on this podcast. Opinions and analyses expressed herein are solely those of your financial pharmacist, unless otherwise noted, and constitute judgments as of the dates published. Such information may contain forward-looking statements, which are not intended to be guarantees of future events. Actual results could differ materially from those anticipated in the forward-looking statements.

For more information, please visit yourfinancialpharmacist.com/disclaimer. Thank you for your support of the YFP Real Estate Investing Podcast. Have a great rest your week.

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YFP REI 52: Six Considerations for Making an Offer and Getting the Deal

Six Considerations for Making an Offer and Getting the Deal

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