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www.MonicaMain.com

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From the Desk of Monica Main
Your Life is About to Change in
the Most Incredible Way You Could
Imagine! And Here’s WHy…
Dear Friend,
You’ve just made a ground-breaking decision…one that will, very likely, completely alter your entire life trajectory from this moment further. For the first time you’ll be introduced to what I call “My 9-Point Action Plan Blueprint” that will show you how and why the ultra-wealthy and super-rich do so well financially…and why the “common” man and woman don’t have much of a chance in ever elevating themselves to the level of being “obscenely rich” based on the knowledge base they have to draw upon from birth. Without any wealth education of any kind, the cards are firmly stacked against the Average Joe in society. The cards are stacked firmly against YOU!
But that doesn’t have to be the case anymore. You see, all you need is the basic knowledge along with some powerful tools to give you the ultimate leverage to completely start from scratch and become as wealthy as you want to be, starting with this special report. Once you read through and understand what is presented in this report, the sky will be the limit for you! And I’m so proud to be on this journey with you.
You made a really good decision in getting this report because your financial breakthrough starts right here, right now. Just to give you an idea of how powerful this is…most REAL investors and entrepreneurs will NEVER give you the REAL secrets about how to become wealthy. It’s not because they don’t want to (although some do want to keep their secrets to themselves) but it’s because they’re too busy making loads of money to stop and teach others how to do it in the REAL world of business and investing. And that’s just the reality!
But I’m different because I started out AS YOU…starting from the bottom and working my way up. So, I have a special place in my heart for the underdog which is why I decided to train others in my precise nuts-and-bolts wealthbuilding techniques and strategies at the same time as being a REAL business owner and investor in the REAL world…not in “theory” as many other wealth trainers or “gurus” will teach you.
You’ll quickly see as you go through this report and bonus stuff I’ve included in your package that I’m different. I’ll show you the path to success. I WILL show you the way like nobody else will. And if you are so inclined, check out some of my student testimonials by visiting www.MonicaMain.com/Testimonials and you too will immediately agree that I’m the REAL DEAL, perhaps maybe even the ONLY real deal you’ll ever come across who can teach you these powerful life-altering wealth-building strategies.
So, what are you waiting for? Time to start diving into this report and start taking action right away so we can get you on your path to some extraordinary wealth-building action! And if you have a question about anything as you mow through all this material, feel free to reach out to me by emailing me at [email protected] or by calling my office at 661-295-5050.

Your friend and mentor,
www.MonicaMain.com www.MonicaMain.com

P.S. Once you read this entire report, be sure to read about my incredible success stories at the very end of this report and how you could potentially be one of my next success stories!
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The 9-Point Secret for Investing in the Most Profitable Real Estate Opportunity Out There!
Written By: Monica Main
Right off the bat, you’re probably wondering, what IS the very best and most profitable type of real estate to invest in? You probably hear so much crap by real estate “gurus” out there so…what is the REAL truth? This is where we instantly come to the very first point in my 9-Point Action Plan Blueprint where, in just 9 easy steps, you can acquire your first piece of income property. But first…what IS income property to begin with?
I think many of us are dissuaded by all the hype and hoopla surrounding flipping homes? After all, we’ve all been sucked into some type of infomercial or rah-rah seminar about flipping houses, right?
But there’s a slight problem with this. We’re coming up on a recession as we speak. Yes, yes. I know. It seems like we just barely got through the post-2008 debacle, doesn’t it? Reality is, if you’ve ever studied a historic chart, especially that of the real estate market, you’d quickly realize that not only are recessions a REAL THING but they happen LIKE CLOCKWORK every 8 to 10 years (on average…sometimes it’s every 4 to 6 years). And we’re RIGHT ON that 10-year mark!
At this point, flipping homes becomes a game of musical chairs. The common Joe Blow (or Sally Housewife) will jump on the real estate investing bandwagon at the end of the opportunity cycle (like right now) when it has become “popular” and a “proven winner” to get involved in real estate investing. However, by the time we get to this point, the game is already over. In fact, most of the serious full-time real estate investors got in and out of the flipping game years ago already!

This is the Classic “Musical Chairs” Game Where SOMEBODY Gets Screwed When the Music Stops. Flipping Houses is that Game and the Music is Stopping As I Type This!

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So, why do so many real estate investing “gurus” talk about residential flipping? After all, we all know how profitable real estate can be. Everybody knows it! So, what’s wrong with it?
Nothing is wrong with it during the RIGHT market times. But at any market peak, it’s never a good idea to buy a house, rehab it, and then flip it when we know that the next crash is right around the corner. Otherwise, what do you plan on doing with that house when it (virtually overnight) can be worth $50,000 or $100,000 (or more) LESS than what you bought it for?
This is when the common man and woman goes bankrupt in real estate while all of the serious investors are laughing all the way to the bank. It’s because Average Joe and Sally Housewife are, well…let’s not beat around the bush here. They’re foolish! Fools rush in when they see that everybody else is involved in something. But when they should have become part of this trend is when NOBODY was interested in getting involved due to all of the market fears, particularly around 2010, 2011, and even 2012. When the Average Joe and Sally Housewife are apprehensive about something, it means the mass population hasn’t seen the opportunity that most serious investors will have seen. When EVERYBODY is jumping on the bandwagon, it’s time to get off!
You’ve heard the saying that when the shoeshine guy is giving you advise about getting involved in a particular stock (or any opportunity, for that matter), it’s time to EXIT the opportunity instead of jumping in. Look at this shoeshine guy below. Does he look like the kind of dude that can give you sound and profitable investment advice of ANY kind at ANY time?

So, this brings me to my very first point.
Point #1: Choose Your Real Estate Asset TYPE Before Jumping In As a Real Estate Investor
Billionaire industrialist Andrew Carnegie said it best. He said, “Ninety percent of all millionaires become so through owning real estate. More money has been made in real estate than in all industrial investments combined. The wise young man or wage earner of today invests his money in real estate.”

Yes, I know. I don’t have to twist your arm for you to understand that real estate is profitable. However, this is where you must separate from your fellow commoner cohort and start to focus on how REAL real estate investors make their fortunes in real estate. Fortunes in real estate aren’t made by flipping. Fortunes are made by buying, keeping, and getting a steady monthly cash flow, ideally forever (or as close to forever as we can get).

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In other words, to make money in real estate, you must BUY AND KEEP cash flowing assets, NOT buying and reselling these assets right away.

So, let’s talk about the very best real estate investment opportunity to do that. It’s called residential-commercial or apartment building real estate investing.

Now, maybe you’ve considered this in the past and you’ve been intimidated by it because of the common misconceptions such as needing a huge down payment or having to deal with the hassle of tenants. Both misconceptions are WRONG, by the way, as I’ll explain as we go along. (Just stick with me and I can show you how to make a fortune investing in these cash cow property deals!)

One of the main reasons why I love investing in small apartment building deals is because of the lack of competition. Your common Average Joe and Sally Housewife is too busy going after houses to flip while your serious investor is looking at bigger deals like your 100+ unit apartment building or commercial property. So, then there’s you, me, and a handful of other investors taking advantage of this highly profitable little niche. Most people in the middle just like you and me are too lazy or scared to attempt investing in such a profitable type of real estate so they leave it alone. And that just means one thing: more deals, more opportunity, and more money for us!

Now, if you are new to this and feel a little intimidated in buying an apartment building (which is a residential building of 5 units or more) then you can start really small. Start with a duplex, triplex, or a “quad” (4-plex) to work your way up. I recommend that if you aren’t sure about real estate, are kind of scared, or would feel more comfortable with residential deals then start with 2 to 4 unit buildings (if you have good credit) then work your way up from there. From a mortgage perspective, these properties still fall under the residential category but are considered “multifamily assets” from an investing perspective. And that’s what you want to be investing in: profitable cash-flowing multifamily and residentialcommercial assets.

There are 7 main reasons why you would ever consider investing in this type of real estate instead of foolishly investing in single-family homes:

1. Less competition for getting deals; serious investors go for larger properties. 2. More lucrative. 3. Need few properties to make millions. 4. Less risk – if one tenant stops paying rent you won’t lose the property. 5. Most responsible tenants (with businesses mainly) 6. Tenants cover your taxes and maintenance through “pass through.” 7. A lifetime of “residual” income! 8. Get your first property…then the rest is easy!

Let’s cover each main reason in detail.

Less Competition for Getting Deals

All of the real estate students who got the latest “guru” courses and seminars are running out to flip houses. There are so many people going after single-family homes. And it's been so much worse when we had that post-2008 seemingly-neverending windfall of foreclosures! Every real estate opportunity freak who attended the last rah-rah real estate money-making seminar has been grabbing up those foreclosures and under-market fixer-upper homes.

None of those real estate junkies are looking at commercial properties because of a few myths that stop people:

1. It requires lot of money down. 2. It requires excellent credit. 3. Commercial properties are for seasoned investors, not for the little guy (or gal).
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4. High maintenance pain-in-the-ass tenants
Reality is, NONE of the above is true if you use my specific no-money-down and special management secrets (to where you never have to EVER deal with ANY tenant…ever). Many commercial properties, especially apartment buildings, require LESS down than a residential home because of what’s called a “cash flow” sheet. In fact, a residential investment property (including duplexes, triplexes, and “quads”) require 25% cash down while commercial assets generally require only 20% down (and, in some cases, only 15% cash down if using a small- to mid-sized LOCAL bank). (And if you’re already worrying about where to get that money, I’ll go into great detail about that later on so hang tight!)
Banks and lenders treat a commercial property as a business and NOT like a residential home that someone may live in (and lose their job preventing them from being able to pay the mortgage) even if you bought it as an investor. Why? Because banks and lenders know that you are not going to be paying the mortgage out of your pocket. They know that the building income will be paying the mortgage. So, this is what they are focusing on when you apply for a loan: the building's cash flow. Therefore, it’s much easier to get a commercial property loan, even with poor credit because of this fact.
It also doesn’t require excellent credit to purchase investment property. Not only will a private hard-money lender offer money for a good cash flow property (because, remember, it’s treated as a “cash flow” business) but you will get many sellers to take a second for you just so they can get rid of the property. It’s MORE DIFFICULT to sell a commercial property than a single-family home, condo, or duplex. Why? Because there aren’t as many buyers for that kind of property. (It’s better that you HANG ON to your commercial properties for a lifetime of residual income versus buying then selling.) Therefore, more sellers are willing to help with financing. Many are even willing to do 100% owner financing!
Commercial properties aren’t only for seasoned investors. You don’t need experience in real estate to invest commercially. All you need to do is join the game as if you knew what you were doing (and you will by the time you finish this course) and you will get deals just like any other commercial real estate pro.
Commercial Properties Are Much More Lucrative
Commercial properties are more lucrative because you are getting MANY rent payments from ONE deal. If you are going to put a bunch of time and energy into a real estate deal, why only make a marginal amount of money in monthly rent for ONE property when you can do a larger deal in that same time-frame for a 30-unit apartment building? You will be better leveraging your time by making every deal as lucrative as possible.
Plus, if you are renting a single-family home or condo and your tenant fails to pay the rent, YOU have to foot the bill. If you have a 30-unit apartment building and one or two tenants fail to pay the bill, you STILL make money!
(There is an exception to this rule. Over the years we’ve worked with handfuls of bank-owned foreclosure single-family homes and purchasing them in “lots” directly from the bank. This strategy still allows the “bulk” rule to stay in effect since purchasing huge multiples of SFRs in a “bank tape” or bank portfolio in one fell swoop allows you to treat the investment as one rather than many. Plus, rather recently, there is a commercial loan program for groups of 5 or more SFRs in a single area or city, allowing you to “group” several homes under one commercial loan, as you would with a 5-unit apartment building. Again, this allows you to treat 5 SFRs as one 5-unit apartment building.)
Personally I’d rather have ONE 30-unit apartment building than having 30 single-family homes (unless the homes were purchased as a “group” or “lot”). How long would it take to get 30 homes if getting them one-by-one? Probably a year or two. Maybe much longer for you…say 5 years or so. How long would it take to get a 30-unit apartment building? Less than a month. So in a year or two I could have 10 30-unit apartment buildings instead of 30 homes. You tell me: which would make more money?
(One other thing to consider: getting SFRs individually and using real estate loans to purchase them requires you to get a “recourse” loan that shows up on your personal credit. Commercial loans that exceed a loan size of $1,000,000 are “nonrecourse” and do not show up on your personal credit. Having more than 6 properties show up on your personal credit hinders your ability to qualify for more real estate loans on additional property purchases. This is why it’s encouraged to

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seek out ways to get a non-recourse loan unless you have no other alternative to pick up a lucrative cash flowing property deal.)

Finally, when you buy an apartment building or strip mall, you are buying units “in bulk,” so to speak. The price per unit will be much less than a single home or office. However, the “market” price for the lease is just as high as a single home or office (because it's based on a per-square-foot rate). So, you are making lots more in rent per unit the more units you buy together at a time “in bulk.”

You Will Need Fewer Properties to Make Millions

How many properties would it take to make $1 million per year in profits? It depends on the properties. However, if you have a 24-unit apartment building and you are making $300 per unit per month in profits, you are making $7,200 per month. You would need only 10 24-unit apartment buildings with the same payout to give you a LIFELONG income of $864,000.00 per year!

How many homes would you need to make this same amount of money? You would need 300 single-family homes and/or condos. Plus, you wouldn’t be making $300 per home (unless you are VERY lucky) because you didn’t buy the units “in bulk” like with your commercial properties.

There is Much Less Risk Than Investing in SFRs or Single-Family Residences

If you purchase a single-family home to rent to one tenant and he stops paying rent, chances are you’ll lose the property and damage your credit for 7 to 10 years. (This is, of course, provided that you didn’t purchase this SFR in a “lot” or in a “bulk” property portfolio deal.)

If you purchase a building of 12 units and one tenant stops paying rent, you will have less monthly cash flow (until you get him out) but you won’t lose the building, your equity, or your cash flow.

This is precisely why banks are more willing to fund multiple unit buildings for investment purposes; because the risk/reward ratio is less than that of a single-family residence.

There is also less risk because, when purchasing property under a corporation or LLC designated for the property, you don't have to have the property mortgage show up on your personal credit, making it risk-free in the event of a foreclosure. Now, if you get a "recourse" loan then you will still be personally responsible in the event that you foreclose on the property. This is why you should always set yourself up to get a "non-recourse" loan to ensure that you don't have the fiscal responsibility in the event that the property goes into foreclosure. You typically get "non-recourse" loans on loan amounts of $1 million or higher.

(Sometimes) Dealing With More Responsible Tenants (Depending on the Property Type)

When dealing with certain commercial properties like office buildings, strip malls, industrial/warehouse buildings, etc., you tend to deal with business owners who are more responsible with getting their rent payment in on time. Their business is their livelihood which has a specific budget for the monthly rent payment. Since their business is their life, they make sure they are in good standing with the landlord by making sure their payments are in on time.

Also, as a side note, commercial renters usually get a standard lease of 3 – 5 years and never less than that. Therefore, you have less work dealing with new tenants, getting contracts signed, and doing more work in general to manage your properties because you have tenants who are in your units for so long. Usually they will renew their leases after their contract is up!

A Lifetime of “Residual” Income

You only have to do the “work” once. Once you get your property then you rake in the benefits for a lifetime (so long as you KEEP the property and not sell it). You simply collect a check from your properties and you can retire in only a few years.

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People ask me about dealing with tenants. Here’s my answer: DON’T DEAL WITH TENANTS! Use a property management service or create your own management team (recommended).

Most multi-millionaire commercial real estate investors include the cost of a property management service in their cash flow sheet and this accounts for about 10% of the GOI. They don’t deal with the hassles of tenants, broken plumbing, people complaining, late rent, evictions, legal issues, repairs, etc. They pay a property management service. And, no, I don’t recommend that you “save” money by eliminating the property management service. You don’t need the headache and it’s worth the money. They handle EVERYTHING and they send you a check. That’s it!

You don’t have to deal with tenants, ever! Simply put together
your own management team!

The problem with most property management services (as of the past few years) is that economic conditions have caused many property owners to manage their own buildings. This has created “hard times” for management services. To make up for the loss in revenue, they have recently (and unfortunately) become notorious for raking the property owner over the coals (especially an out-of-state property owner).

How do they rip off a property owner? Easy. They’ll bill your building for repairs, cosmetic upgrades, and maintenance services that were never performed. Since you don’t know what’s going on with your property most of the time and never checked to see if, for example, Unit #102 got a new microwave or Unit #117 had their toilet replaced, then you have NO CLUE whether these changes have been made. Yet your building was billed for it!

I have my own strategy for showing you how to build your own controllable management team where you won’t get ripped off and you’ll be able to oversee everything without doing the management yourself. In fact, you could operate one or more properties out of state using my management strategy. There will be more on this as we go along in this course.

Get Your First Property…Then the Rest is Easy!

Getting the first property will be the hardest part for several reasons:

1) You don’t know what you’re doing. 2) You’re not confident. 3) It will take a lot of willpower to start and finish a deal. 4) You get bogged down working the elements of the deal like contracts.

The main problem is the confidence factor. Hopefully you get over this real fast. If you don’t then you’ll have a problem starting any type of business. In order to succeed in life we have to push beyond our comfort levels.

Once you get your first property, the rest is a piece of cake. Why? Because you can borrow the equity from that first property and get another, then another, and another; you can do this especially if you get a property below market value as you can easily do now in this buyer's market. Then you keep going!

Plus you will be building credit, contacts with lenders, colleagues in the investment game and deals will come to you. Money will come to you. You will be part of the game. As long as you keep good relations with your money source, you will be getting $100-million loans in no time!

DO NOT borrow equity for personal use, as hard as that may be. You MUST keep your real estate business rolling. Stay disciplined NOW and get the prize in a few years! Trust me, this is the best advice if you want to retire in a few years. And you can! Be disciplined and treat your real estate investing as a serious business. You need to feed your business in order for it to feed you later.

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And finally, getting your first property gives you confidence that you can do it, you know how the process works, and it's much easier to have multiple successes once you "psychologically understand" that you DID IT!
Point #2: Location, Location, LOCATION…Choose the Right Area!
Unlike flipping and other types of real estate transactions, purchasing and KEEPING commercial property is great in any economy as long as you stick in strong-growth cities. So, for example, it may not be a great idea to invest in places like Detroit or Cleveland…or ANY city that is actually losing a chunk of its population with each passing year. After all, you NEED PEOPLE to rent to (no matter which type of real estate you want to get involved in) and if the city is losing population size each year, that’s never a good sign.
The most important element that you need to understand about finding what I call your “farming” area in which to ultimately build your real estate empire is that it DOES NOT have to be in your own backyard. It could very well be 3,000 miles away as long as all of your properties are all in ONE area (and not spread around the country).
As a resident of southern California, I’ve found it to be very difficult to find cash flowing property deals here so I’ve always found myself purchasing buy-and-hold passive income cash flowing assets in places across the country. One of my most successful investing areas has been Atlanta, Georgia. I made a killing in that market, especially between 2010 and 2012. And I didn’t even live anywhere close to the place! So, if you’re in a “cash flow challenged” city or area like I’m in, don’t worry. You can invest ANYWHERE provided that it’s in one singular area where you are building your entire cash flowing real estate empire.
Now, you may be a little concerned about something I had said before…about the game of musical chairs and the music stopping. So, you get screwed holding the bag if you’re trying to flip houses when the music stops and you have a house you didn’t flip. But what about an apartment building or other commercial asset? What happens if you start investing during a peak market and the bottom falls out of the economy overnight?
If you happen to get a property in a seller’s market and the next day the real estate market crashes, you may have lost your equity (for now) but you still have tenants paying your mortgage, taxes, maintenance, and utilities. Therefore, you have lost nothing. You just have to wait out the economic changes and hang onto your building. DO NOT PANIC AND SELL IT LIKE THE REST OF THE SHEEP! Only the commoner who thinks with his emotions does something stupid like that. Hang onto your commercial and cash flowing multifamily properties when the real estate bubble bursts and WELL AFTER!
For future reference, if you see an onset of a bubble bust, try to get your equity out from other buildings as fast as you obtain each property so you won’t “lose access” to the equity since, by doing this, you’ll have already used it for another real estate purchase!
Residential property doesn’t offer this same benefit. If the real estate market bottoms out, you can lose your residential property to foreclosure because it will take YEARS to get to the “break even” point (where the amount you owe meets market value). You can’t get out of the property. And if you have several properties? It will kill you. DO NOT PURCHASE RESIDENTIAL HOMES AT THIS TIME!
“But…Isn’t There an Exception to This Rule?”
Yes…actually there IS one exception to this rule about not buying residential homes! But there’s only one exception to this rule and that is this: If you are farming in an area of the country where SFRs are priced anywhere from $15,000 to $30,000 then you can get a bunch of SFRs in your portfolio IF you pay 100% cash for them. You do not want a mortgage on these types of properties.
Now, if you’re located in southern California (like I am), you’ll find that your average lower-end SFR is going to be $250,000 to $300,000. It’s not reasonable to pay 100% cash for these priced properties. Plus, it’s not a very smart idea – even IF you had that money lying around – to sink it into one SFR when you can put that cash down on a $1 million building instead!

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In one of my current farming areas (in Michigan), I can find $25,000 SFRs that are rent-ready (needing only cosmetic/minor work). These are the types of properties I pay 100% cash for. These are a nice addition to my portfolio because houses typically rent faster, get more responsible tenants with families, have longer-term tenancy, and command a much higher rental rate than apartments in the same area. The other benefit of SFRs is that you have mostly pass-through expenses (kind of like a commercial-commercial building) where the tenant pays all of the utilities, trash, and even landscaping (if you don’t want to cover it). (Some apartment buildings are not “individually metered” which forces the building owner to pay electric, gas, and/or water, depending on what utility isn’t individually metered by unit; you’ll find this a lot in buildings that were built before 1960.)

So, yes, you can add some SFRs to your real estate investing portfolio here and there when you have the cash to buy them outright without having a mortgage on the property. Having a mortgage increases your risk since you only have a single tenant on the property; if he/she stops paying, you’re going to have to cover the mortgage on your own while you evict them. You have no other units to balance the non-paying tenant with an SFR property. This is why you avoid having a mortgage on these. During tough economic times, you could have 10 tenants out of 20 house you own not paying rent. This will sink you very quickly if these properties are all mortgaged.

Unfortunately, I have quite a few students who lost everything because they did the “Carleton Sheets” method of real estate investing. (This means they mortgaged a bunch of SFRs and rented them out.) Because they made this mistake, many of my students have a slew of foreclosures on their personal credit reports from our recent hard-hit economic disaster which makes it impossible to get new loans on new properties (residential or commercial) for investing purposes. It would have been better if they didn’t invest at all.

To recap, you can invest in SFRs but ONLY IF you pay 100% cash for these properties. This is the ONLY exception to the SFR rule. And this is only possible in areas of the country where your average home price is $25,000 which is becoming far and few between at the moment. This is not a workable plan if the average 3 bedroom, 2 bathroom SFR is more than $50,000 or $100,000 each in your farming area.

Point #3: Start Finding Properties in Your Chosen Location

I recommend you start using the commercial online MLS. You can use www.Loopnet.com or www.CityFeet.com. Start looking for “multifamily” properties in a specific city to get an idea of what the inventory (how many properties) availability might be. If you type in a city and there are 10 listings or less, move on. It’s not worth your time. But if it’s a city with 35+ listings, it’s worth taking a closer look.

There are 3 main criteria to use when looking at properties in ANY city anywhere:

1) Does that city have a population size of 250,000 or more? If not, move on. It’s much harder to get a commercial mortgage in a 2-horse town than it is in what we call a “major metro” area. So, stick with the bigger cities.
2) Are there at least 35 multifamily listings in the city you typed in INCLUDING all of the surrounding suburbs? If not, you may be dealing with an inventory-less area and it would be a waste of time further pursuing it UNLESS there is a nearby major city that you can include in your searches to push the number past 35.
3) Is the average CAP rate around 8% or higher? When you do a “quick and dirty” search (as I call it), you’ll type in a city (in Loopnet.com for example) and click the “multifamily” button, you’ll get a bunch of thumbnail profiles of a bunch of properties in that area. In the classic view, it’ll show the asking price, number of units, and CAP rate. By just scanning your eyeballs down the page, are the CAP rates “up there” like in the 8%+ range? Or are they all low (below 5%)? If they are all low (like a place like Los Angeles, for example), it won’t be worth pursuing that area because nothing will cash flow, especially when structuring a deal as a no-cash deal.
I have a 4th criteria that I’ve been using lately. And that is to start thinking about where everybody is going in the next 10 to 20 years. Start thinking about all of our generations. We have our eldest (Baby Boomers), my generation (Generation X), and the Millennials.

A lot of people are moving away from the stress and high cost of living of the bigger cities for something more midsize, affordable, and stress free. Start doing research on where everybody is going to start thinking about where you want to set

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