mwp02ag said:

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Thanks man. I obviously have the same hesitations, but after three years or so without any action it's becoming more attractive to me. If I wanted to keep doing small multi's I would never consider it, I have that down with our current business model.

I want to go faster. In fact I need to go faster. I need bonus depreciation to offset income. Im not yet committed to a program, just leaning that way. I really did enjoy the case study I attended, if for no other reason than my wife finally understanding what I've been preaching about MF syndication after hearing it from someone other than me.

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You should attend the 2 day seminar. Day 1 is SF, day 2 is MF. Then you can decide if it's right for you & at what level you want to participate.

Be wary of uneducated people like Tikka. Those who think they know much know little.

I am a LU member. If you want to do it, and don't have the drive to pursue it all yourself, then you should join an investment group. LU is one of them. Total Wealth Academy is another one - a spin-off of LU. Honestly, I prefer LU, if you're getting into SFR or MF. In my humble opinion, Total Wealth Academy is trying to focus on too much, and if you're trying to catch two rabbits, you'll catch neither.

About Lifestyles Unlimited:

• It is in no way an MLM. I don't know how it could be considered that.
• There are tiered memberships - you can start in the SFR program and work your way up to the Preferred tier for multi-family. Your history of annual memberships paid all go towards paying for that preferred memberships.
• Lifestyles hosts free opportunities to listen to case studies during the week.
• I've taken the two-day weekend on multiple occasions. It definitely shifts mindset about money.
• People pay for access and learning all the time. It's called an education, and you WILL pay to learn, either through a program that teaches/coaches you, like Lifestyles, or by doing deals wrong.
• They have coaches. I am in real estate by trade, so some parts are a little basic for me, but the growth strategy they work on with you is pretty cool.
• There's also on demand online learning as well as proprietary valuation software.

I'm not real involved with them. I've identified about 60% of our single-family portfolio through them.

And finally, with Tikka's other comment about paying for access, we ALL paid for access to the Aggie Network. Many of us pay for access to TexAgs. We find value in these things.

The bottom line, is Tikka may not find value in an investor group, but that doesn't mean it's not valuable. It also means Tikka MIGHT be missing on opportunities.

If I were you, I'd commit to a group like LU and see where it gets you. It's the cost of an education.

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• There are tiered memberships - you can start in the SFR program and work your way up to the Preferred tier for multi-family. Your history of annual memberships paid all go towards paying for that preferred memberships.

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I wasn't aware that it accrued towards the PIG. Thanks for your thoughts, I agree. Its the one thing I learned the most over the last couple of years. I am going to get where I want to go faster with a group. I'm definitely going to take advantage of the two years for $297, but I would be willing to bet I pony up for the PIG soon too.

Nothing to add here by a family member is a 1031 vendor on LU. She has had nothing but good things to say.

I am currently in 6 Apt syndication and also have SFH, Duplexes LTRs, and VRBO/STRs.

Apt syndications - Completely passive, no closing or financials needed. Just send the syndication $$$. All 6 have performed as expected or better. Covid caused some cash flow concerns but never materialized. These are essentially buy, rehab, increase rent, refi cash out, and eventual sell in 3-7 yr time frames. I get 8% yearly return, sometimes a bonus dividend when rates increase, and one property did a refi and I received 20% cash return. All 6 are in its early 1-3 stages so everything has been going as expected with monthly data.

My big issues is I have no control and the GP could easily cook the books. There is no way for me to know that this is not a Ponzi scheme as no one thought Madoff could be a one either. They all seem legit, I have friends who have been with them longer. But 8% return with a possible 2-3x my money in 5-7 yrs is attractive and worth it for its passive nature.

Other than Ponzi risks, and gross GP mismanagement, it seems like a cant lose proposition. Everyone needs a place to live and the current generation either can't afford or do not want to buy homes.

LTRs - Cash flow is difficult esp when I am in the Austin market mostly. I bought 6 yrs ago with small amount of cash flow but appreciation has been great in the line of 6x appreciation to cash layout. 50k down, current 300K equity. I recommend to NOT buy into rentals unless you have a way to fund unexpected expenses b/c roofs, sidings, fences, flooring, HVAC will happen b/c renters do not care for the home well. Some years it has costs me 20K to rehab the place.

STR - Cash flow and appreciation can be tremendous but much higher risks. Alittle more time consuming. More $$$ to rehab as people expect hotel like look/amenities, need to completely furnish the place. I have 2 on Lake LBJ and I was just fortunate to get in before Austin boomed and Covid has been a big plus. Rent has essentially doubled in 3 yrs and essentially booked from May though September.

I prefer STR>>LTR>>>Syndication but I just prefer high risk/high return with full control over low risk/low return with less control. My time is valuable thus like higher risks ventures. You have to find out your risk tolerance. I am in the camp of its never a wrong time to buy. Find a decent deal and just jump in. Don't get into the paralysis by analysis mindset. I have family members who wanted to buy on LBJ 4 yrs ago after seeing our success but thought it was too expensive thinking they would get a better deal later. Later is now 3x more expensive than 5 years ago.

I should really get into this myself. I know real estate and construction better than most people. I have access to the financials on thousands of commercial real estate deals from MF to SFR, industrial, retail, etc. for reference. I finally have access to large amounts of cash ~$500k-$1MM. I enjoy rehabbing and construction but also looking for a future passive income stream. I know all the major markets in Texas and believe Texas will be a growth state for rest of my lifetime, but want to invest in other areas of the country mainly for travel/vacation reasons. I'd rather do this than buy a new F250 King Ranch, as most of the people I know that are wealthy own real estate, so want to set this up for my kids too. I also see meet a lot of people that buy/sell real estate and surprised at their lack of knowledge on basic construction/maintenance costs and the areas they are buying property. But these people have the "balls" to do this so give them props for that. I don't know the financials as well as I should so we need help in understanding this better.

It sounds like all you are lacking are balls??? So grow a pair.