I'm not gonna lie.

My success is 95% attributable to running with the right people and being in the right place at the right time.

We've used "seller financing" on two self storage deals in the past year.

And it raised our cash on cash return by 20%+.

And lowered the amount of capital we needed by $500k.

Here's a THREAD about a deal of mine and how this magical debt structure can work.

👇👇

My method is simple. In the late stages of negotiation I submit two offers:

One at a lower price.

And one at the exact price the seller wants but with him holding back 10-20% of the purchase price in the form of a 2nd mortgage (with a second position to your bank loan).

Contrary to popular belief seller financing rarely includes the seller holding back 70-80% and acting as your bank.

Two reasons:

#1 most have some debt on the property.

#2 most want most of their money now.

Have you heard the saying:

"you name the price and i'll name the terms?"

This is a case of that situation exactly.

Lets paint a picture here:

Last week I was negotiating with a seller on a property in a small western PA town.

Not many interested buyers so I knew I had some leverage.

His asking price was $4.5MM. I wanted to pay $4.2M.

After a week or two and a lot of back and forth I found his lowest number.

On Sep 3rd 2020 we closed on a 120k sf glove factory built in 1890 in a small NY town.

Has 45k sf of self storage inside and had $14k a month of net operating income at closing.

Let's breakdown this deal.

A THREAD on creating $2 million out of thin air in 18 months...

👇👇

First saw the property on Loopnet in mid 2018. I ignored it. Who wants to try to operate a business in an old factory in a dying NY town.

A few months later I reached out. Broker sent me financials. They were good. $24k a month in revenue and $10k in expenses.

So I visited the property. It was old. Needed a new roof. Full time manager. Only accessible to customers 9am-5pm M-S. No autopay. A lot of folks paying 1/2 market rent.

I loved everything about it.

But I knew they were going to have trouble selling this thing no matter the profitability, so on July 1 2018 I made a low offer. $750k + seller pays for new $250k roof + $20k in environmental work.

Countered at asking price + $100k credit towards roof.

I ignored the response.

Broker called me back mid September of 2018. Make another offer, he urged.

I knew it was a good biz so I got more aggressive - $1MM + seller pays for roof / environmental.

Declined. Countered with $1.2MM but they'd give me a new roof and do the environmental.

There is a lot of bad advice floating around online when it comes to real estate investing.

Time for a stiff drink and some stuff you might not want to hear.

A thread 👇

Most real estate influencers spend 99% of their time trying to sound smart.

They purposely make things too complicated.

When you do this for a while you can tell if a property is worth buying with a napkin and 30 seconds.

The problem with being a big real estate PE firm:

You need to do good deals year after year and deploy 10s or 100s of millions in capital.

It’s a hamster wheel making others wealthy.

The advantage of being you:

One building like this can change your life.

Buying real estate that doesn’t cashflow well because values have risen 10% / yr for 10 yrs while wages have risen 3% / yr for 10 yrs is very risky.

I don’t care how long your interest rate is “fixed” for.

Markets are cyclical. Trends change. Bankruptcy is real.

If you don’t know anyone with money and you have less than $250k of your own cash real estate isn’t the best way to make money.

Even a $500k property (like the one pictured above) requires $150k down and another $100k in cash reserves.

A thread on how to turn $100 into a lot more:

People are spending a lot of money on their homes right now. Its time to go get some of that money and help out some of these people.

Sound silly? Good.

It really is this simple sometimes.

Lets go 👇

Get on your computer and buy a web domain.

Get a freelancer (upwork or fiverr) to make you a logo/flyer and get $45 worth of flyers printed at your local print shop.

Buy a box of sidewalk chalk if you really want to grind and get gritty.

Go downtown with the sidewalk chalk and write “pressure washing and home cleaning 888-555-1234” as many times as you can in high traffic areas.

Go to a middle class or high end neighborhood and hand out flyers on porches and wherever else.

Get creative. You might get ran off but its low risk. Target those with dirty payment.

Your cell phone will start ringing. Book all of the jobs for Saturday.

Rent a power washer Saturday morning with the other $50 and go make $300 in one day.

Do the same thing the next weekend and then buy a power washer. Then put $200 into a website and nurture a Google My Business location.

Get reviews, upload photos, make it look nice. 50% of your biz will come through here.

The art of cold emailing

A thread...

Cold emailing is the act of sending an email (or a DM) to someone who doesn’t know you (hence the word, cold!)

Every day I get 300+ emails, most from those I do not know, and a shocking number of them are poorly written.

Here are 10 things that work for emails that I reply to

1. A different (but not aggressive) subject line

Ask yourself, what is the most likely subject line that EVERYONE will tend to write.
And then DO NOT write that.

What works?
Personalization (I think Vidur and Uzma will love this)
Intrigue (This is when I first saw you)

What doesn’t work?
Common themes (Seeking investment; Job application)
Aggression (Your content sucks - true story btw. It was used only to catch attention)
Buzzwords (AI/ML startup by Stanford founder)

2. The salutation

It is crazy how this small thing is so impactful.
How do you start your email?

Hi Ankur / Hey Ankur / Good Morning Ankur / Dear Mr. Warikoo etc

Adding harmless emoticons helps (😊)

9 biggest business lessons

I built a 7 figure business with 0 experience

I went from being dirt broke to running a company that feeds 250 families.

Here are the 9 biggest business I've learned along the way

(Hint: you won't find any of this in any MBA curriculum)

//Thread//

Quick PSA:

When it comes to business

Karma is real

The value you give will 10x the wealth you keep

With that in mind

If you get value from this thread, please share the karma by retweeting ☝ tweet above 🙏

Let's get your business started with Lesson # 1 👇👇

Lesson # 1 Never give up

When I first started I had $0 in my pocket.

I was so broke I had to use the wifi from a nearby coffee shop just to check my emails.

I knocked on 100s of doors and got 100s of "No" and sent 100s of cold emails.

9-5? Mon-Fri?

Don't make me laugh.

It's more like 9am-9pm (often more), 7 days a week

Building a business is a FULL TIME gig.

No different to raising kids.

Because money NEVER sleeps.

You can relax a little once you're established but when you're building?

Be prepared to GRIND and never give up

Next ... 👇

Lesson # 2 You can't do it all yourself

Reason #1313 why business degrees are bullsh!t.

They will teach you about things like "business plans" but they won't teach you practical tips like delegation.

Look.

Building a business is CHAOTIC

One day you're killing it and the...

THREAD: The top 0.1% of ideas I’ve stumbled upon on the internet.

The rabbit holes (without the distractions).

1. Directional Arrows of Progress

“Study the undeniable arrows of progress.” - @wolfejosh

• The future is kinda like a crossword puzzle.

• Nobody is going to spell out for you - but clues exist.

• Wolfe uses the trend line of history as clues for the future.

• E.g. Look at this directional arrow of progress

• Every time the computer gets more powerful, smaller and closer to our bodies.

• Wolfe used this trend line to bet that Brain-Machine interfaces will be huge and started funding companies in the space.

2. The Cobra Effect

”When a measure becomes a goal, it ceases to become a measure” - @G_S_Bhogal

• British colonialists tried to reduce the snake population in India.

• They offered bounties for dead cobras with cash given out to the killers

• The incentives back-fired...

• The local population started breeding cobras & killing them.

• When the government discovered this, the reward program was scrapped.

• The cobra breeders then released their $0 snakes into the street, making the problem much worse.

1) Every tax loophole I know.

No sales. Pure content.

If you appreciate my stuff, push this huge thread.

I’m tired of stalling at 9k.

If this group gets big enough, I could do so much more for you.

RT! Like! Tell your mother! Let’s go!!!

***Thread***

2) Pre-loopholes

Make sure tax is part of your wealth strategy.

How much of your income you keep matters even more than how much you make.

Tax is your largest expenses. Tattoo that on your wallet because it’s the truest thing you’ll read today.

3) Almost any expense can be deductible.

I’ve written threads on deducting your vacation. Even getting paid to go on vacation.

If you are speaking money and it relates to a profit motive, there is a good chance you can deduct it. Start capturing these expenses for analysis.

4) One of the easiest ways here - have a business reason you are taking your vacation. Maybe for a rental property. Maybe for a retreat. Maybe for recruiting.

It needs to be four house per day of your non travel days, but that isn’t that hard.

5) Burn in your brain that paying more tax than you should doesn’t make you a better person (or worse if you find ways to save).

I made a list of things that 95% of people think are weaknesses but aren’t

The best founders, bosses, employees, creators I know are really “weak”

If you master these 17 “weaknesses”, it will be life changing:

Changing your mind

You become happier and luckier when you change your mind

Changing your mind isn’t controversial. It’s totally normal

Knowing when to shut up

Normalize listening!

Listening actually solves most problems

To get things done: listen

Taking advice from someone that you don't like, but who is smart and right

This one is hard and hurts

Just because you don’t like them, doesn’t mean they aren’t right

Taking a nap

Fun fact: naps are predominantly deep sleep and our body is wired for them

Naps are the past, present and future