Richmond Real Estate Investing & Real Estate Financial Planning™ Podcast

How Much Down Payment for Investment Property? Check out the video of this class here: https://realestatefinancialplanner.com/how-much-down-payment-for-investment-property/ In this special mini-class for the Real Estate Financial Planner™ coaching program James covers: The two primary groups of loans for real estate investors... How much down payment for an investment property? Which loans are good for Nomads™ and house hackers in Richmond? The no money down real estate investor loan options. What's interesting about hard money loans, private loans and creative financing? Plus more... Download a copy of the newest version of The World's Greatest Real Estate Deal Analysis Spreadsheet™ by going to:https://RealEstateFinancialPlanner.com/spreadsheet

What does a real estate agent do when you're buying a rental property? What are you use responsbible for? What do each of your other dream team members do? In this special mini-class for the Real Estate Financial Planner™ coaching program James covers: What's the difference between a real estate agent, broker and Realtor? A word on local variation from market to market and how to find out exactly what is different in your market. The key roles and responsbilities when buying a rental property and who does what with an emphasis on what your real estate agent does. A list of additional things you should be concerned on that your real estate agent probably won't do, but that you should do as the owner of a real estate investing business. Download a copy of the newest version of The World's Greatest Real Estate Deal Analysis Spreadsheet™ by going to:https://RealEstateFinancialPlanner.com/spreadsheet

Don't wait until after you own your rental property to start optimizing cash flow. In this special recording, James discusses all the strategies for improving cash flow while you're actively searching for the next rental property to buy. In this special mini-class for the Real Estate Financial Planner™ coaching program James covers: Real Estate Agent Selection - Besides all the things that a typical real estate agent might be able to do like help you select a better cash flowing rental property, negotiate a better deal on your behalf, refer you to quality, good value dream team members… your real estate agent may also be able to rebate part of their commission back to you at closing and you could use that money to improve cash flow. One way to improve cash flow with the rebated commission is to buy down your mortgage interest rate. Lock/Float Your Mortgage Interest Rate - Lock in your mortgage interest rate while searching for properties to avoid having rates rise while you’re finding your next rental property. Search for Less Expensive Properties - Buying less expensive properties and getting the same rent you’d get on higher priced properties can improve cash flow. Search for Pretty Properties - Use money you would otherwise use for fixing up properties to buy down the interest rate might result in improved cash flow. Search for Seller Concessions - Look for properties where sellers are willing to contribute some money toward your closing costs. You could use their contributions to improve cash flow by buying down the interest rate. Search for Creative Financing - Find properties where the terms of the loan aren’t directly dictated by the lender but negotiated between buyer and seller. This covers one section of the 88 Ways to Improve Cash Flow from Real Estate Rental Properties. Download a copy of the newest version of The World's Greatest Real Estate Deal Analysis Spreadsheet™ by going to:https://RealEstateFinancialPlanner.com/spreadsheet

When should you upgrade or do improvements to your rental property? How do you tell if it is worthwhile doing the improvements/upgrades? In this special mini-class for the Real Estate Financial Planner™ coaching program James covers: Where are we as we improve rental property cash flow/now? Distinctions between BRRR/R and taking advantage of forced appreciation for a quick sale and keeping a rental for long-term wealth building and cash flow/now. How Return Quadrants™ are impacted by upgrades. A look at Return in Dollars Quadrants™. A look at Return on Investment Quadrants™. A look at Return on Equity Quadrants™. How to determine if you should do the upgrades/improvements or not... will it improve returns (with a math example) Will doing the upgrade/improvement make your return better or worse? A quick, math-based, decision-making thought process. The simple math discussion The more complicated math discussion including how to do it using Internal Rate of Return (IRR) Download a copy of the newest version of The World's Greatest Real Estate Deal Analysis Spreadsheet™ by going to:https://RealEstateFinancialPlanner.com/spreadsheet

The Your Financial Independence module for the new Real Estate Financial Planner Coaching program for folks looking to buy a property in the next 90 days that will move them closer to financial independence despite high prices, high interest rates and lagging rents. James covers: Does buying this property move you closer to your goal of being financially independent? What financial independence is using the Financial Independence Definition Star The Phases of Financial Independence™ The Stages or Milestones of the financial independence journey The Ultimate Financial Independence Retire Early Budget™ FIRE Belgium's The Simple Path to Financial Independence infographic Having Cash Flow as a goal Why The First $100K Is The Hardest And the Property Lifecycle™ Download a copy of the newest version of The World's Greatest Real Estate Deal Analysis Spreadsheet™ by going to:https://RealEstateFinancialPlanner.com/spreadsheet

Introduction to the Real Estate Financial Planner Coaching program for folks looking to buy a property in the next 90 days that will move them closer to financial independence despite high prices, high interest rates and lagging rents. James covers the 7 steps all real estate investors should go through when buying a rental property and the 20 modules in the new coaching program for those looking to buy a rental property in the next 90 days. Download a copy of the newest version of The World's Greatest Real Estate Deal Analysis Spreadsheet™ by going to:https://RealEstateFinancialPlanner.com/spreadsheet

What does financially independent mean? Find out in this special, deep-dive podcast episode. James defines financially independent: Passive Income from things like social security, pensions and annuities Net positive cash flow from rental properties Safe withdrawal rate times other invested assets like stocks and bonds James discusses how you need to have clarity on what financial independence looks like for you... especially as a real estate investor... and then what you need to do to get there. What you NEED to be financially independent is your ultimate destination. That's what your budget looks like when financially independent. What you choose to invest in is the path to financial independence. That's your action plan. James provides you with The Ultimate FIRE Budget so you can plan your budget now, when you're at lean FIRE and when you're at fat FIRE... and specifically what your sources of income are for being financially independent at each of those three stages. James also discusses Warren Buffett's two list strategy as described by James Clear and how that applies to real estate investors seeking financial independence. Bonus conversation about whether you should pay off your primary residence or not and how that has far reaching implications on other financial questions. Watch the video version of this class: https://realestatefinancialplanner.com/what-does-financially-independent-mean/ Resources Mentioned In Class The Ultimate FIRE Budget - Determine what your budget and investments look like now, when you're lean FIRE and when you've achieved fat FIRE with this free video and spreadsheet download. Richmond, Virginia Real Estate Modeling - Click on the link to copy any Scenario for Richmond, Virginia to have James walk you through any calculation including Cash on Cash Return on Investment for any property used in the modeling. Download a copy of the newest version of The World's Greatest Real Estate Deal Analysis Spreadsheet™ by going to:https://RealEstateFinancialPlanner.com/spreadsheet

Learn how to calculate Cash on Cash Return on Investment for rental properties in Richmond. James walks you through, step-by-step, how to calculate Cash on Cash Return on Investment for rental properties in Richmond including all the sub-calculations including Gross Potential Income (GPI), Gross Operating Income (GOI), Operating Expenses (OpEx), Net Operating Income (NOI), and Cash Flow. And, where to get every number you'll need to do the calculations yourself. Find out why it is hard to give you an idea of what a typical Cash on Cash Return on Investment calculation might be on properties. Learn how Cash on Cash Return on Investment is similar to Cap Rate and, more importantly, how it is different. Plus, James will show you how to have The World's Greatest Real Estate Deal Analysis Spreadsheet™ (free spreadsheet download) do the Cash on Cash Return on Investment calculation for you. See the Cash on Cash Return on Investment calculation with the newest spreadsheet: James's Visual Cash on Cash Return on Investment Calculator for Rental Property™ and the Improve Cash on Cash Return on Investment Focuser™ to see where to focus your energy to improve Cash on Cash Return on Investment with the least effort. Or, see another new spreadsheet: Rental Portfolio Cash on Cash ROI for tracking Cash on Cash Return on Investment on properties in your portfolio. Watch the video version of this class: https://realestatefinancialplanner.com/cash-on-cash-roi/ Resources Mentioned In Class Return Quadrants™ - Learn about all the different Return Quadrants™ and how we use them to show you how a property is performing. Richmond, Virginia Real Estate Modeling - Click on the link to copy any Scenario for Richmond, Virginia to have James walk you through any calculation including Cash on Cash Return on Investment for any property used in the modeling. Download a copy of the newest version of The World's Greatest Real Estate Deal Analysis Spreadsheet™ by going to:https://RealEstateFinancialPlanner.com/spreadsheet

Learn how to calculate cap rate on rental properties in Richmond. James walks you through, step-by-step, how to calculate capitalization rate (cap rate) on rental properties in Richmond including all the sub-calculations including Gross Potential Income (GPI), Gross Operating Income (GOI), Operating Expenses (OpEx), and Net Operating Income (NOI). And, where to get every number you'll need to do the calculations yourself. Find out what a typical cap rate might be including some historical cap rates for a variety of investment types. Learn how cap rate is similar to Cash on Cash Return on Investment and, more importantly, how it is different. Plus, James will show you how to have The World's Greatest Real Estate Deal Analysis Spreadsheet™ (free spreadsheet download) do the cap rate calculation for you. See the cap rate calculation with the newest spreadsheet: James's Visual Cap Rate Calculator for Rental Property™ and the Improve Cap Rate Focuser™ to see where to focus your energy to improve cap rate with the least effort. Or, see another new spreadsheet: Rental Portfolio Cap Rates for tracking cap rates on properties in your portfolio. Watch the video version of this class: https://realestatefinancialplanner.com/cap-rate/ Resources Mentioned In Class Return Quadrants™ - Learn about all the different Return Quadrants™ and how we use them to show you how a property is performing. Richmond, Virginia Real Estate Modeling - Click on the link to copy any Scenario for Richmond, Virginia to have James walk you through any calculation including Cap Rate for any property used in the modeling. Download a copy of the newest version of The World's Greatest Real Estate Deal Analysis Spreadsheet™ by going to:https://RealEstateFinancialPlanner.com/spreadsheet

Real estate prices in Richmond are high. Mortgage interest rates are high. Rents are lagging in Richmond. Is real estate a good investment in Richmond right now? In this special webinar James discusses why you might still want to invest in real estate in Richmond despite high prices, high interest rates, and lagging rents. James will discuss why Charlie Munger says that the first $100K is the hardest. Plus, why its not ALWAYS just about cash flow with real estate investments and why you still might want to invest in real estate in Richmond despite our current market conditions. James has modeled just over 300 different US cities for this class for you to choose from, jump right to Richmond: https://RealEstateFinancialPlanner.com/model/VA/Richmond/ Watch the video version of this class: https://realestatefinancialplanner.com/why-you-still-might-want-to-invest-in-real-estate-despite-high-prices-high-interest-rates-and-lagging-rents/ Resources Mentioned In Class First $100K is the Hardest - Learn the surprising math behind why the first $100K is the hardest to acquire and what you should do about it. Return Quadrants™ - Learn about all the different Return Quadrants™ and how we use them to show you how a property is performing. Model - Select Richmond, Virginia and see the Baseline Nomad™ Scenario, 20%/25% down, and buying properties for cash and how it performs in your city. Download a copy of the newest version of The World's Greatest Real Estate Deal Analysis Spreadsheet™ by going to:https://RealEstateFinancialPlanner.com/spreadsheet

The Nomad™ real estate investing strategy has you buying properties as an owner-occupant, living in them for at least a year… to fulfil your obligations to the lender for getting a low/nothing down loan with better interest rates… then converting them to a rental and moving into a new property. Repeat this until you have the number of rental properties you desire. But, how does the Nomad™ real estate investing strategy work in Richmond with Richmond housing prices, rents, taxes, insurance and rents with today’s interest rates? How quickly can you achieve financial independence using the strategy? How risky is the strategy? In this class, James will walk you through the basics of the Nomad™ real estate investing strategy including all the assumptions we used for Richmond and you can see exactly how effective… or ineffective… the Nomad™ strategy is in Richmond with Richmond, Virginia numbers. BONUS: Plus, you’ll be able to copy the Scenario into your own Real Estate Financial Planner™ account to modify any of our assumptions that you think we might have got wrong and see how that impacts the plan. James has modeled just over 300 different US cities for this class for you to choose from, jump right to Richmond: https://RealEstateFinancialPlanner.com/model/VA/Richmond/ Watch the video version of this class: https://realestatefinancialplanner.com/real-estate-nomad-in-your-city/ Resources Mentioned In Class Cash Flow Power Meter™ - Learn about the Cash Flow Power Meter™ that appears at the top of assumptions for every property. Return Quadrants™ - Learn about all the different Return Quadrants™ and how we use them to show you how a property is performing. Everything You Learned About Deal Analysis is Wrong – ROIQ+R™ - A full class on the Return Quadrants™ and both the why we use reserves in our return calculations and how to use reserves when doing these cacluations. Model - Select YOUR CITY and see the Baseline Nomad™ Scenario. Real Estate Investor FIRE - Learn about the different types of Financial Independence Retire Early (FIRE) for real estate investors with this full class. Asset Allocation Secrets of Real Estate Investors - Learn about asset allocation for real estate investors in this special class recording. The Ultimate Guide to Private Mortgage Insurance - Learn all about Private Mortgage Insurance (PMI) in this special class recording. Download a copy of the newest version of The World's Greatest Real Estate Deal Analysis Spreadsheet™ by going to:https://RealEstateFinancialPlanner.com/spreadsheet

Learn more about modeling your real estate investing strategy in CityName using a variety of different rules in the Real Estate Financial Planner™ software. Watch the video version of this class: https://realestatefinancialplanner.com/modeling-your-real-estate-investments-rules-overview/ Resources Mentioned In Class Real Estate Financial Planner™ Software - Get a free account on the Real Estate Financial Planner™ software to do your own modeling using the rules described in this class. Cash Flow versus Appreciation - A full class comparing investing in a market that has great cash flow versus a market that has great appreciation. Download a copy of the newest version of The World's Greatest Real Estate Deal Analysis Spreadsheet™ by going to:https://RealEstateFinancialPlanner.com/spreadsheet

You can purchase a property in Richmond, Virginia using an FHA loan with just 3.5% down. Heck, sometimes you can even get down payment assistance to help with the 3.5% down payment. But there are other loans with lower down payment options. However, when you put less than 20% down, FHA loans require you buy insurance to protect the lender in case you default on the loan. This insurance… called Mortgage Insurance Premiums (MIP) for FHA loans or the equivalent of Private Mortgage Insurance (PMI) on other types of loans… has both an upfront premium and a monthly premium. And, with FHA loans this monthly premium NEVER goes away… even when you pay down the loan to well below 80% loan-to-value. With this Mortgage Insurance Premium (MIP) that never goes away… does that mean that FHA loans are for suckers?! Well… not so fast… in this class we will talk about the pros and cons of FHA loans and see if they’re really just a sucker’s loan or if Richmond real estate investors could utilize FHA loans in a beneficial way. See the charts and watch the video version of this class: https://realestatefinancialplanner.com/are-fha-loans-for-suckers/ Resources Mentioned In Class The Ultimate Guide to Private Mortgage Insurance - A full class on Private Mortgage Insurance. Download a copy of the newest version of The World's Greatest Real Estate Deal Analysis Spreadsheet™ by going to:https://RealEstateFinancialPlanner.com/spreadsheet

Are we currently over-building? Have we been over-building in the last few years? Where are all the 5+ unit new construction properties? What can builders tell us about impending recessions? Find out the answers to these questions and more in this first-ever chart reaction podcast episode and video from James as he goes over the following two charts from Bill McBride’s Calculated Risk Blog. See the charts and watch the video version of this chart reaction video: https://refp.substack.com/p/housing-starts-reaction-videoDownload a copy of the newest version of The World's Greatest Real Estate Deal Analysis Spreadsheet™ by going to:https://RealEstateFinancialPlanner.com/spreadsheet

James is interviewed by Dave Goldberg with The Investor's Source about the effects of shifting economic forces on the real estate market. Watch the video version of this interview: https://www.youtube.com/watch?v=DELMeIdX8KEDownload a copy of the newest version of The World's Greatest Real Estate Deal Analysis Spreadsheet™ by going to:https://RealEstateFinancialPlanner.com/spreadsheet

This is a very personal recording of a class I recorded on March 10, 2021 for our real estate investor group in Northern Colorado. In it I share some very failures and what I wish I knew if I was getting started investing in real estate in Richmond. Here's my list of tips: Not Get Rich Quick "A great business at a fair price is superior to a fair business at a great price." – Charlie Munger Reserves Return Quadrants™ Nomad™ Focus Grass Isn’t Always Greener Past does not equal the Future Deeper Understanding of Income and Expenses Sharpen The Saw Watch the video version of this class: https://realestatefinancialplanner.com/10-things-i-wish-i-knew-before-starting-to-invest-in-real-estate/ Resources Mentioned In this episode James mentions the following resources: First $100K Is The Hardest - Some more detailed information and explanation on why the first $100K is the hardest. Everything You Learned About Deal Analysis is Wrong - An entire class about using the Return Quadrants and reserves when analyzing deals. Return in Dollars Quadrant™ - Learn about the Return in Dollars Quadrant™ and each area of return on investment properties. Return on Investment Quadrant™ - Learn about the Return on Investment Quadrant™ and how much return you get from each area of return on investment properties. Cash Flow Power Meter™ - A tool to visualize how strong cash flow is on a property. The World's Greatest Real Estate Deal Analysis Spreadsheet™ Download a copy of the newest version of The World's Greatest Real Estate Deal Analysis Spreadsheet™ by going to:https://RealEstateFinancialPlanner.com/spreadsheet

This is a recording of a class I recorded way back in June, 2021 for our real estate investor group in Northern Colorado. So, why am I publishing a class that's over a year old on October 24, 2022? Over the last month, I've had several people suggest to me or ask me if in our current real estate market in Richmond... a real estate market where... Prices are UP... A LOT! Interest rates are UP... A LOT! Demand has cooled off quite a bit. Rents are UP, but not THAT MUCH. Income is UP, but not THAT MUCH. Inflation is definitely HERE and likely to continue until the world... and yes... there is a worldwide inflation issue... not just in the US... gets it under control. ...if in that type of real estate market in Richmond... should they even be considering buying properties? For example, yesterday I got the following email from a client: "So what’s your advice to buyer clients right now? Wait for prices to fall? Buy now but with cash? Use those builder incentive loans? Watch TV with the dog?" My response: watch the "Is Nomad Dead?!" class... that's still my answer. And, so I figured... I might share with you the class that I feel is a really solid start to the answer to the question... should I even be thinking about investing in real estate right now with the market... especially the real estate market in Richmond... in its current state. One more thing before I share with you the class recording... while the answer I gave in the class is appropriate for today's real estate market... there is some additional nuance that I should... and probably will... take some time to add in future content I put out... so be sure to subscribe and be on the lookout for that. This episode was recorded to help real estate investors make better decisions about whether they should buy investment properties or not. Watch the video version of this class: https://realestatefinancialplanner.com/is-nomad-dead/ Resources Mentioned In this episode James mentions the following resources: Evaluating Mortgages and Comparing Lenders - Class on how to evaluate different mortgage options and compare different lenders. Everything You Learned About Deal Analysis is Wrong - An entire class about using the Return Quadrants and reserves when analyzing deals. Return in Dollars Quadrant™ - Learn about the Return in Dollars Quadrant™ and each area of return on investment properties. Return on Investment Quadrant™ - Learn about the Return on Investment Quadrant™ and how much return you get from each area of return on investment properties. Cash Flow Power Meter™ - A tool to visualize how strong cash flow is on a property. The World's Greatest Real Estate Deal Analysis Spreadsheet™ Download a copy of the newest version of The World's Greatest Real Estate Deal Analysis Spreadsheet™ by going to:https://RealEstateFinancialPlanner.com/spreadsheet

With rising interest rates in Richmond, some real estate investors wonder what's a reasonable mortgage interest rate to use when planning out their next purchases. This episode was recorded to help real estate investors better understand historical mortgage interest rates and what is reasonable to use when modeling future real estate purchases. If you're buying a property in the next 30-90 days... just call your lender and get the current mortgage rates. But, what interest rate should you use if you're thinking about buying 10 properties over the next 10 years? How confident are you using that rate? How confident should you be? James discusses this idea and shares with you a brand-new, super-simple spreadsheet called the Mortgage Interest Rate Confidence Meter™ that uses historic mortgage interest rate data to tell you how confident you should be using whatever interest rate you enter. Watch the video version of this class: https://realestatefinancialplanner.com/having-confidence-with-modeling-retirement-with-real-estate-investments/ Resources Mentioned In this episode James mentions the following resources: 30-Year Fixed Rate Mortgage Average in the United States from The Federal Reserve Download the Mortgage Interest Rate Confidence Meter™ for Microsoft Excel The World's Greatest Real Estate Deal Analysis Spreadsheet™ Download a copy of the newest version of The World's Greatest Real Estate Deal Analysis Spreadsheet™ by going to:https://RealEstateFinancialPlanner.com/spreadsheet

With rising interest rates in Richmond, some investors are wondering if real estate investing is dead. This episode was recorded to help real estate investors better understand how much and how quickly interest rates have changed over the last 35 years. Then, with that knowledge, what the impact might be on real estate investors plus the start of a conversation on some possible solutions. Watch the video version of this class: https://realestatefinancialplanner.com/impact-of-rapidly-rising-interest-rates-on-real-estate-investors/ Topics discussed in this class include: Interest rates have gone up rapidly recently. Is this the fastest we've seen rates rise? The most we've seen rates rise? Federal Funds Rate versus Mortgage Interest Rates Infographic of 35 Years of Interest Rate Hikes from VisualCapitalist.com Interest rates hikes and rate of change of the rate chart 30-Year Fixed Rate Mortgage Average in US What is the impact of rapidly rising interest rates for real estate investors. What if you ignored financing and bought properties free and clear (with some modeling and comparisons) based on the podcast episode Ep 24: Norm and Norma Buy Free and Clear Rental Properties Isn't this essentially the same discussion we had in Is Nomad™ Dead?! The best way to determine if you should buy with higher interest rates... The World's Greatest Real Estate Deal Analysis Spreadsheet™ Return Quadrants™ See the impact for your city and your state with our city-specific modeling. Let me know if my numbers are incorrect by contacting me via email. Real Estate Models for Richmond, Virginia Direct link to the real estate investing models for Richmond, Virginia Resources Mentioned In this episode James mentions the following resources: Visual Capitalist Infographic Real Estate Investing Shocks! class recording Creative Financing Classes Ep 24: Norm and Norma Buy Free and Clear Rental Properties Podcast Episode Is Nomad™ Dead?! class recording Return Quadrants™ Real Estate Financial Modeling for Richmond, Virginia Download a copy of the newest version of The World's Greatest Real Estate Deal Analysis Spreadsheet™ by going to:https://RealEstateFinancialPlanner.com/spreadsheet

Learn this advanced goal setting process for real estate investors called the Future Narrative Process (or Future Narrative Checklist).This is a throwback recording from 2012 when James first taught the process live.Download a copy of the newest version of The World's Greatest Real Estate Deal Analysis Spreadsheet™ by going to:https://RealEstateFinancialPlanner.com/spreadsheet