{"id":12077,"date":"2017-06-14T03:00:25","date_gmt":"2017-06-13T17:00:25","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=12077"},"modified":"2017-06-14T03:00:25","modified_gmt":"2017-06-13T17:00:25","slug":"where-to-buy-and-where-not-to-buy-in-the-usa-steve-earl","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/where-to-buy-and-where-not-to-buy-in-the-usa-steve-earl\/","title":{"rendered":"Where to buy and where NOT to buy in the USA \u2013 Steve Earl"},"content":{"rendered":"

How often have you heard those horror stories about buying overseas, buying American property? We do know that there is some very, very good buying, but selection criteria becomes absolutely critical: who you deal with, what sort of property you buy, where you buy it, and how it\u2019s going to be managed after you bought it.\u00a0 We answer those questions for you.
\nTranscript:<\/strong>
\nKevin:\u00a0\u00a0<\/b>How often have you heard those horror stories about buying overseas, buying American property? We do know that there is some very, very good buying, but selection criteria becomes absolutely critical: who you deal with, what sort of property you buy, where you buy it, and how it\u2019s going to be managed after you bought it.
\nWell, we might have the answer for you, because joining me now to talk about this, Steve Earl who has a company DoneForYouRealEstateUSA.com. That\u2019s the website and a lot of great information there for you, too.
\nSteve, thank you for joining us in the show. You and I had a chat off air. You answered a lot of my questions, which we\u2019re going to go into a little bit more detail now, but thank you very much for joining us.
\nSteve, the first question I want to ask you about is American real estate: is it still suffering like it was we heard a few years ago?
\nSteve:\u00a0\u00a0<\/b>As you know there is a big crash in 2008\u20132009, and generally speaking across the U.S., the market has recovered significantly. Many of the hardest hit areas, like Arizona and Nevada, have actually recovered almost to their pre-crash levels. And then generally across the U.S., things have improved significantly to where the real estate market is in more of the normal part of the cycle right now. So, there\u2019s been quite a recovery over the last six, seven years.
\nKevin:\u00a0\u00a0<\/b>Well, that\u2019s good news. We did hear some horror stories. I think it was Detroit where we were seeing a lot of property being advertised or promoted as being very, very cheap. Is that still the case?
\nSteve:\u00a0\u00a0<\/b>There\u2019s still some of that going on, for sure. There are some groups that are still selling those types of properties, and I\u2019d even suggest to unsuspecting individuals. I\u2019m actually very familiar with those horror stories because back in the day, I purchased many of them. So, I also experienced and learned the hard way, some of those horror stories.
\nBut in the end, it was a good experience that lent itself to myself and my company and the way that we now rolled out our company in such a way that we can help others avoid those types of real significant problems.
\nKevin:\u00a0\u00a0<\/b>Tell me a little bit about your company. How does it work, and what areas do you focus on? And how can we, as consumers, say, from another country, be sure that we are not buying a lemon?
\nSteve:\u00a0\u00a0<\/b>Yes, super critical. As you I\u2019m sure know and your many listeners probably know as well, real estate is very geographically centric \u2013 meaning it\u2019s pretty tough to buy outside of your own backyard and be confident that what you\u2019re buying is really good real estate, all the way from knowing that it\u2019s good real estate to how do you find it, how do you manage it, how do you make sure that it\u2019s going to produce a profit for you?
\nAnd so as a company, there are a couple of things that we have done to take geography out of the equation and to add a big component of predictability and consistency to the outcome.
\nKevin:\u00a0\u00a0<\/b>Could you tell us a bit how that works then?
\nSteve:\u00a0\u00a0<\/b>The way that that works is we setup a system such that as a company, we\u2019ve identified five different markets in the U.S. that we feel like a really good markets, and our philosophy is based on creating cash flow. Then we take advantage of equity growth when it presents itself. But the key is cash flow.
\nSo we\u2019ve identified by really good markets\u2026 There are more than five good markets in the U.S., but we\u2019ve chosen five markets, principally Indiana, Tennessee, Florida, Charlotte, North Carolina. And then we\u2019re also in Arizona and Nevada; we don\u2019t buy so much in those two markets anymore.
\nWe, as a company, we actually go in. We typically buy the properties at auction, we rehab them and get them ready to place a tenant, and then we resell those to our customers. But we have a very specific criteria for our properties.
\nWe don\u2019t buy any low-income housing. We don\u2019t buy luxury-type properties. We don\u2019t do multi-family housing. We do strictly single-family homes in middle-income neighborhoods. The properties that we purchase are median-priced homes \u2013 three bed, two bath, two-car-garage type properties.
\nWe do that with a very specific reason, and the reason being that we want the largest group of people to be able to rent those properties to and then in the future to be able to resell those properties, too.
\nThat\u2019s why we stay in that median-home-priced area, and that\u2019s a formula that has worked very well for us over the last eight, nine years. We\u2019ve helped our clients purchase more than 3500 properties. We currently have about 2200 properties under management.
\nKevin:\u00a0\u00a0<\/b>A very sound formula and one that sounds very, very familiar to me. So, as I understand it, you buy the property, you rehab it, you then put a tenant in, and then you on-sell it, so we know as an investor that we\u2019re going to be getting an income.
\nWhat sort of rental returns are they, and could you give me an idea about some of the purchase prices?
\nSteve:\u00a0\u00a0<\/b>Yes. Our average purchase price is about $150,000. Our typical cash on cash return almost always falls between 7% and 14% \u2013 and that\u2019s cash-on-cash return.
\nThen when you annualize that\u2026 We implement what we call a short-term buy-and-hold strategy, where typically our clients will hold on to a property anywhere from two to five years, and over the course of about five years, the annualized return is closer to in the low 20s percent return on investment. That\u2019s because that includes the appreciation, but the cash-on-cash return is almost always between 7% and 14%.
\nKevin:\u00a0\u00a0<\/b>I guess the returns you\u2019re talking about there are fairly contingent on getting finance. How difficult is it for, say, Australians to get finance to buy an American property? How do you go about that?
\nSteve:\u00a0\u00a0<\/b>Now that part can be just a little bit tricky in terms of getting a loan here in the United States, unless you have income from the U.S. and you\u2019re filing U.S. tax returns. The financing in almost every case will have to happen on your side of the deal.
\nKevin:\u00a0\u00a0<\/b>Given that\u2019s the case and assuming therefore that any buyer out of Australia, as an example, or New Zealand can put in place their own finance, what about managing the property after it\u2019s been sold?
\nSteve:\u00a0\u00a0<\/b>That\u2019s really a great question, actually, and that is the absolute key to any successful real estate investment. It\u2019s kind of the scariest part because once you\u2019ve bought the property and now the rehab is done and you place a tenant, now it\u2019s all about managing that property, maintaining that property, and collecting rent on a regular basis.
\nWe\u2019ve actually become very expert at that. The way that we go back doing this is we actually identify property managers in the areas where we are purchasing properties and create relationships with local boots on the ground \u2013 individuals and companies that have a local experience and local employees and local licensing and so on \u2013 to manage the properties. And because we are bringing so many clients to the table to this individual property management companies in those particular areas, we have a lot of influence.
\nI would just point out real quickly that more than 50% of our business was repeat business in 2016. That\u2019s just our clients coming back and buying more properties. It\u2019s something that we take great pride in, and the key to having a repeat customer is not only a good experience but a good financial experience, as well.
\nKevin:\u00a0\u00a0<\/b>Yes, great talking to you on a very interesting insight there too, Steve. We\u2019re going to leave it there. Thank you very much for your time, Steve Earl. The company\u2019s called DoneForYouRealEstateUSA.com.
\nSteve, thank you so much for your time.
\nSteve:\u00a0\u00a0<\/b>Thanks for having me.<\/p>\n","protected":false},"excerpt":{"rendered":"

How often have you heard those horror stories about buying overseas, buying American property? We do know that there is some very, very good buying, but selection criteria becomes absolutely critical: who you deal with, what sort of property you buy, where you buy it,…<\/p>\n","protected":false},"author":176692471,"featured_media":12078,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[32,10,11,13,36,25],"tags":[101],"class_list":["post-12077","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-buying-a-property-topic","category-kevin-turner-sponsored-channels","category-kevin-update","category-latest-story","category-property-investment-topic","category-sponsored-channels","tag-podcast"],"yoast_head":"\nWhere to buy and where NOT to buy in the USA \u2013 Steve Earl - Realty Talk<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/channels.realty.com.au\/realtytalk\/where-to-buy-and-where-not-to-buy-in-the-usa-steve-earl\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Where to buy and where NOT to buy in the USA \u2013 Steve Earl - Realty Talk\" \/>\n<meta property=\"og:description\" content=\"How often have you heard those horror stories about buying overseas, buying American property? 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