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Recap of Our September 2018 ICG Real Estate Investment 1-Day Expo

Crowd shot at ICG Real Estate 1-Day Expo

Starting the day off with hundreds in attendance!

September 8th we had our quarterly ICG 1-Day Expo. It was spectacular.

Market Teams and Lenders

The market teams from relevant U.S. metro areas were present. The property managers were there too as always. Our main brokers and some of the builders (who construct the homes) came to the event as well. What a treat!

We had lenders specializing in both the conventional 30-year fixed rate loans, for investors in all 50 states. Lenders were in attendance who can make loans to people who are over the limit to get the regular (standard loans), as well as issue loans to foreign investors for U.S. rental homes.

I conducted lengthy Q&A sessions and gave the opening keynote speech and a  couple of seminars. At the end of the day, there was a recap of the expo. During the breaks and lunch, I talked with investors, answered questions and enjoyed their company.

Expert Speakers and Hundreds in Attendance

We had a CPA talk about the new tax law and how taxes are optimized for rental home investors. There was an expert who discussed getting college grants for our kids (or grandkids), as many of us still need help (and think we earn too much to qualify). Our last expert spoke on the new structure of reverse mortgages, which has become highly regulated and different than we have previously known. It is useful to understand how all of this works as many are ready to make use of the reverse mortgage, and those of us not quite there learned a lot too.

Hundreds of people were in attendance – one of our best expos to date because it was a wonderful mix of seasoned and brand new investors. We also had many new people who had just been exposed via the PBS Special “Remote Control Retirement Riches with Adiel Gorel.” Also in attendance were veteran ICG investors. The mix was very useful, as the mere questions asked were a great source of learning for everyone. Our veteran investors love talking to people and helping them learn more about the process and to share their experience. It is like a family reunion every quarter! Many investors come to share stories with each other that have been investing for decades – they like to reconnect. The best part is learning how their lives have evolved and to see their dreams coming true for their future.

People All Came Together

The market teams were available in an airy, spacious and enjoyable space all day, to answer any questions and interact with investors new and old. They brought property offering for us to examine.

The day was highly enjoyable! People were from all over the San Francisco Bay Area, and many flew in from other states to attend the event, which was near the San Francisco Airport.

Many of the attendees have already registered to attend the next Quarterly ICG 1-Day Expo on Saturday, December 1,  2018.  We will have a brilliant attorney to discuss Asset Protection, LLCs and other structures, and the correct way to implement it while avoiding common mistakes.  We will also have an expert on credit optimization, so that we can qualify for the best rates possible, using special procedures which will be outlined.  We are still evaluating several exciting experts to choose the third speaker.

In addition to the most relevant market teams, updates and so on, there will be a NEW MARKET introduced on December 1st.

Everyone reading this blog can register for free, just contact us at info@icgre.com and in the subject line write: “Read your blog, please sign me up for free on December 1st!” You can register up to three guests (also for free).

Looking forward to seeing you!

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FNMA 3% Down Loans Are Back!

FNMA, (for those of you new to this blog, Investopedia.com sites FNMA is the acronym and the stock market symbol for the Federal National Mortgage Association, commonly called “Fannie Mae.” This government-sponsored enterprise provides liquidity for the U.S. mortgage market by guaranteeing and purchasing mortgages, indirectly enabling families to buy or rent homes through access to credit) perhaps in a bid to compete with the 3.5% FHA loans, has reinstituted its 3%-down (97% Loan to Value) loans.

The loans are primarily for new home buyers, with some limited provisions for refinancing of existing FNMA loans. The combination of these new super-low-down loans, coupled with the very low interest rates in the marketplace, AND the new government lowering of Private Mortgage Insurance (PMI) on low-down loans, combine to make buying homes much easier for new buyers.

What does this mean for investors? A lot! Not only is this loan likely to create extra demand and contribute to home price appreciation, but when an investor thinks of selling an investment home, the pool of ready willing and able buyers will have been greatly expanded. Great news for new home owners and real estate investors!

At our next 1-Day ICG Real Estate Expo on March 7th, we will have experts on the newest wrinkles in asset protection, how to use your IRA to buy real estate, and getting loans for IRA-bought real estate. In addition, there will be experts speaking  on the newest loans available (this keeps changing for the better!), as well as an array of experts, market teams, updates, learning and networking. Can’t wait. Call our office at 415-927-7504 or email us at info@icgre.com and mention this blog entry to attend free.
 
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The Sun Still Shines in Florida!

Florida has emerged as the “Go To” state in 2014.

While Arizona and Nevada are excellent; Texas, Oklahoma and a slew of other states, are relatively stable. It’s Florida that embodies the post-recession sweet spot.

The home prices in Florida markets are still way below the bare construction costs. Even though there is steady price appreciation, values are still very attractive relative to new homes. We have already touched upon the reason: the foreclosure process in the state of Florida is judicial and has been extremely slow. As a result, the flow of homes into the marketplace is more steady than in Trustee Sale markets.

Despite the great demand, this balancing out of the supply of homes has created a more tampered growth environment for the state of Florida. Many great markets will emerge after the recession effects wear off. For now, the sun shines on Florida!

Don’t forget to visit us at our incredible 1-Day Expo THIS SATURDAY, March 8th, near the San  Francisco Airport. Details are on our website: www.icgre.comWe will have rare speakers, tons of education, lots of Q&A and many experts present. In addition some of the hottest markets in the nation will be represented. A day not to be missed!

Looking forward to seeing you on Saturday!
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Where to buy now?

Some of the markets that had gone down significantly, have registered great price improvements, especially between Q1 2012 to Q3 2013. Phoenix led the pack followed closely by Las Vegas and many California cities. Florida has provided steady appreciation but did not go crazy (most likely due to the slow judicial foreclosure process which modulates home supply into the market and helps avoid spikes).

It is important to bear in mind though, that even in Phoenix and Las Vegas the prices, even after appreciation, are still low. In most cases the prices reflect just a small premium to construction costs and are certainly very far from the peak (although that is a somewhat nebulous standard). This would be the time to remember that real estate is a classic investment, especially when powered by a 30-year fixed rate loan.

It is now almost a consensus that interest rates will rise (most say significantly) in the next few years. Needless to say, anyone who has the ability to qualify for a good low-interest rate 30-year fixed rate loan should get one! These are 100% inflation-proof. In fact once you have these loans inflation becomes your “best friend” by eroding the loan since the loan is not inflation-adjusted.

Florida still supplies a steady diet of below-construction-cost homes. That would be a place to explore purchasing. However the power of getting a fixed low rate becomes such that as long as you buy in a decent market with decent demographics, it is not bad to “get moving” and do it. 

New homes by builders are still not that popular among investors but in some markets they are not that much above the used-home fray AND they provide certain peace of mind related to their very newness, warranties and so on. Many builders help out with the loan in some way (buy down the rate for example) so that may add to the attractiveness.

All in all 2014 should be a year to be active and purchase, especially if a 30-year loan can be had.
Should you go for a somewhat lower rate on a 15-year loan? I believe the 30 year loan provides important extra flexibility. You can always choose to pay a 30-year loan in 15 (or 14 or any other number you choose), but you cannot go the other way. You also retain the flexibility to revert back to the 30-year amortization schedule if cash flow becomes tight.

Happy buying!

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Don’t Forget to Get a Fixed Rate Loan!

I encounter many investors still tempted to get some flavor of an adjustable loan when using their available investment loans. There are extremely low interest rates being offered on many shades of variable interest loans such as 1/1, 5/30 and so on. 


Given that there is a virtual consensus among economists that we are headed to a high inflation period, it would not be the wisest move. When inflation is looming the need for fixed-rate loans becomes even greater than it usually is. Fixed-rates are still very low, not far from the lowest rates in over 50 years. At this point, and before inflation rears its ugly head, it is definitely the time to lock in a rate forever. 


Once you have locked in your 30-year fixed rate loan, inflation actually becomes your ally. It erodes the real monetary value of your loan, which never changes with inflation because it’s, well… FIXED! In a way the very process of inflation will hasten the real-life pay down of your loan balance. 


Many of you are eligible for a lot more investment loans than you might think. We will talk about this in detail, and also share strategies to increase the number of investment loans you can get at our incredible Real Estate 1 Day Expo on Saturday, December 7, 2013 near San Francisco Airport. More details can be found on our website www.icgre.com.  We have been producing these events for over 20 years, and we always have the most useful experts to assist you.  


This time there will also be a discussion of the new Affordable Care Act (Obamacare) and strategies on what to do, credit enhancement and repair (to be able to get all these loans), and an amazing lawyer battling the banks in court to share his insights and wisdom. In addition, market teams from the most relevant markets in the US will be there. Looking forward to seeing you!
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Many Homes No longer Underwater – Good for the Investor?

In a recent article written by Kenneth Harney in the Los Angeles Times, we learn that four million homeowners are no longer “underwater” on their loans. As many of us know, a good number of these homes may be investor-owned. Obviously this is good news for the economy at large.

It is also good news for real estate investors — if someone is in the process of foreclosure, rising prices lower the deficiency exposure for the individual (this is true for homeowners as well as investors, of course). In addition, investors with clean credit can use the rising equity to refinance and get the great rates which can be obtained today, and in many cases improve their cash flow (possibly) quite significantly.

Needless to say, in some of the markets investors may even begin to think about selling and if they bought in 2009-2011, may already realize nice gains. Most investors are more interested in keeping the homes, as appreciation is likely to occur in markets that really overshot down during the recession (like in Arizona, Nevada and Florida, which are specifically mentioned in the article as still carrying a lot of underwater properties). Nevertheless the rising prices create a sense of success (not to be trifled with) and in some cases, more options and room to maneuver assets.


Here is the article:


4 million homeowners climb out of negative equity

More owners transitioned from negative equity into positive territory last year, a good sign for the economy overall. But many remain underwater on their mortgages.
By Kenneth R. Harney
March 16, 2014, 5:00 a.m.

WASHINGTON — The economy may be growing at a frustratingly slow pace, but one piece of it is booming: American homeowners’ equity holdings — the market value of their houses minus their mortgage debts — soared by nearly $2.1 trillion last year to $10 trillion.

Big numbers, you say, and hard to grasp. But look at it this way: Thanks to rising prices and equity levels, about 4 million owners around the country last year were able to climb out of the financial tar pit of the housing bust — negative equity.

Negative equity gums up people’s lives and the real estate marketplace as a whole. It makes it difficult or impossible for many owners to refinance out of a higher-cost mortgage into a more affordable one. It makes it painful to sell — you’ve got to bring cash to the table to pay off what you still owe to the bank. Plus almost no one wants to lend you money, at least not at reasonable interest rates secured by your real estate, when you’re deeply underwater. So you’re likely to spend less and invest less, and you’re probably not going to buy another house. Nor will potential new buyers be able to purchase yours.
So when 4 million owners manage to transition out of negative equity into positive territory, that’s significant news not just for them personally, but for the economy overall.

Two statistical studies released this month offered a glimpse of where the country is in terms of homeowner equity, seven years after real estate began to tumble and crash. The first was theFederal Reserve‘s quarterly “flow of funds” report. Among many other segments of the economy it toted up, the Fed found that homeowner equity has rebounded to its highest level in eight years — though it’s still not quite back to the $12 trillion it was during the hyperinflationary high point of the housing boom in 2005.

The second study, from real estate analytics firm CoreLogic, focused on the flip side — the impressive shrinkage of negative equity. According to researchers, nearly 43 million owners with mortgage debt have positive equity. Roughly 6.5 million owners are still in negative equity positions, however, down from more than 10 million a year ago and 12 million in 2009.

Who are they and where are they? Not surprisingly, they are heavily concentrated in areas that saw the wildest price run-ups, the heaviest use of toxic loan products and the steepest plunges during the crash. In Nevada, 30.4% of all owners with mortgages are underwater. In Florida, the percentage is 28.1%, and in Arizona, it’s 21.5%. Still, all three areas have improved sharply over the last two years.

Although non-costal California markets suffered some of the most dramatic declines in property values during the bust, researchers found that the state as a whole is nowhere near the top of the latest negative equity list. With 12.6% of mortgaged homes underwater, California has a lower overall negative rate than the national average (13.3%), and has relatively fewer underwater homes than Maryland (ranked 10th worst in the country with a negative equity rate of 16.2%), Ohio (19%), Illinois (18.7%), Rhode Island (18.3%) and Michigan (18%).

Among the best markets if you’re measuring for positive equity: Texas, where just 3.9% of owners are in negative positions, Alaska (4.2%), New York (6.3%), Oklahoma (6.4%) and the District of Columbia (6.5%.) Higher-priced houses generally have lower rates of negative equity compared with houses in lower-priced areas, many of which saw construction booms for entry-level, low- and moderate-cost homes in the suburbs of major cities during the boom years. Just 8% of mortgaged homes worth more than $200,000 have negative equity, compared with 19% of homes under $200,000.
Having positive equity is one thing, but do you have adequate equity? Or are you, as CoreLogic refers to the phenomenon, “under-equitied”? Researchers define under-equity as mortgage debt that is in excess of 80% of your home’s resale value

This is important in practical terms, they say, because having less than 20% equity makes it more difficult for you to pursue potentially helpful financial options, such as refinancing your primary home loan or obtaining an equity credit line. About 21% of all mortgaged homes nationwide are currently in this situation, and 1.6 million owners have less than 5% equity.
Distributed by Washington Post Writers Group

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How to Create Multiple Income Steams to Secure a Strong Financial Future

Exploring this and other avenues for finding financial real estate success during our 1-Day Expo. 
As many of you know, we are holding our 1-Day Expo on Saturday, June 14th from 10:00-6:30 p.m. Even though we have been holding these events for over 20 years, I am always excited before we hold them. I know I will learn so much from the expert lecturers, the market teams who bring information straight “from the trenches” and from all of YOU who attend.
Just the Q&A sessions are so informative, I have yet to partake in one of our events and not learn a tremendous amount of valuable information during these sessions.
The networking is also so valuable, bringing new connections and new synergy.
This time we have three expert lecturers:
Attorney Brett Lytle on Asset Preservation & Protection. Brett always sees the smallest details, which stay hidden from most observers. He has led countless people to creating a safer, more secure way to hold assets and will teach all of us how to do this.
Lucian Ioja uses his vast experience and knowledge to show us how we can create multiple streams of income and plan our financial life in a proactive, fruitful way. He also teaches us to utilize many different avenues to create these income streams; from using insurance in a sophisticated manner, to real estate and other vehicles that we will explore.
Roger St. Pierre will teach us about getting non-recourse mortgages to buy real estate, with financing,  from our IRA accounts. A lot goes into this and that is why we invited Roger to instruct us.
There will be lenders with new types of investor (and homeowners) loans to tell us about.
We are bringing in three new markets with exciting deals at attractive price points, including brand new homes, as well as low-cost turn-key homes with tenants AND easy special financing even to investors who had been spurned by the banks.
Updates from the existing markets are always so fascinating. The work and preparation that goes into these refresher points from the markets always amazes me. There is so much to learn and so much to feel the pulse of what goes on nationally.
I’ve been ask to do something special for the blog readers, and we will give everyone who registers and mentions this blog, a free copy of my book Remote Controlled Real Estate Investing which goes into the details of buying properties far from home. So, register today to secure your spot and as an added bonus receive my book. For free.

I am excited and very much looking forward to seeing you at our event. The 1-Day Expo will take place near the San Francisco Airport, at the South San Francisco Conference Center. We set the Expo time so people can fly in and fly out on the same day if they are not from the San Francisco Bay Area – the day starts at 10:00AM and ends at 6:30PM, providing attendees from Los Angeles, San Diego, Portland, Seattle, Phoenix and wherever it is that you call home to arrive and leave on the same day.
Of course, for Bay Area residents it is an easy drive and everyone appreciates the ample free parking at the conference center.
To register online through Eventbrite: http://bit.ly/1kk2she  and use the code: BLOGBOOK

or

Email us at info@icgre.com or call us at 415-927-7504 and mention you read about the expo on my blog.



Best,
Adiel

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