Month: November 2024

Here’s today’s agenda:

• For Sale – 35 Real Estate Investor Deals 
• Conyers Single User Warehouse-For Sale
• Georgia Self Storage Development (Zoom Link & Time)
• Short Term Rental Strategy – Podcast

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Doing a Deal with Diamond Equity

Thank you Rex Gravitt for making the introduction to Greg at Piedmont Bank.

For Sale 1314 Olympic Ct, Conyers, GA 30012

• 6,600 Sq. Ft. on 18,731 Sq. Ft. Industrial Lot
  • Up to 19′ Ceiling Height
  • 2 Overhead Garage Doors
  • 1 Year Sale/Leaseback ($4,400/mo) Or Vacant
  • Offering Memorandum
  • For Lease at $6,000/month
• Price $635,000 

This warehouse is move-ready and includes a 1,600 sq. ft. Upper Office area already built out. If you’re in need of higher ceiling height, you might demo that area. The ground floor plate is 6,600 sq. ft., however there is 8,200 sq. ft. of usable space if you include that office area.

Seller is willing to lease back for 1 year at $8NNN-which you might prefer if you’re buying this for strictly investment purposes. This allows you time to be patient in finding your next tenant.

If you’re buying and wish for immediate occupancy, we can arrange this property to be delivered vacant at closing.

Conyers, GA is Southeast of Atlanta. It is experience the same growth curve as most of the sunbelt region of the U.S. Small warehouse product is in high demand and there is little inventory available. This dynamic will very like create rising rents in this building for years to come.

Please connect with Hannah Branham for details at 404-754-5829

Wreaths of LUV – Order Yours today & Support Chicago’s Youth

These Holiday “Wreaths of LUV” are hand-crafted by the paid interns at the LUV Institute. Every year I order a few dozen and have them shipped to my friends & family all over the U.S. You can order yours here.

Below is a photo (circa 2016) of Aaron Lockhart (runs Diamond Equity, Chicago), myself, Cosette Wilburn (founded & runs LUV Institute), & our friend Joshua Walls. Pictured top right is an example of the Wreaths of LUV. This photo is from a few years ago when we had to physically pick them up. Now with nationwide shipping, it’s much easier to Spread the LUV this Holiday Season!!

Kiavi offers Hard Money Loans Starting at 9.64%
Volume Flippers may Obtain $1M+ Lines of Credit
Get $350 Credit on Your First Loan – Begin Here
Sign up Now, even if you’re not ready to borrow & lock in your $350 credit

$1,500,000 Remaining Capital Raise 
Lawrenceville, GA – 87,068 Sq. Ft. 3 Story Storage Facility
Zoom Presentation, Q&A Thursday, 11/21 at 12ET/11CT

I am building this facility with my partner Fernando Angelucci and his team at SSSE. Fernando has a background in engineering and has closed 53 Self Storage deals across 24 states with more than $230M in value. This project will be his 3rd Class A facility being built ground up. You can view his 2nd Class A facility-nearly completed here (located in Wilkes Barre, PA)

This current project is projected to run for 3 years, to allow 9-12 months for construction followed by 24 months to stabilize (rent), then sell the project. The buyer for the completed project will likely be one of the publicly traded Storage REITs.

Sometimes these REITs buy projects at CO (certificate of occupancy) and complete stabilization on their own. If this were to occur at a favorable price, this project may return capital much earlier than the projected 3 years. This would be good, but may or may not occur.

We already have the full $4M capital committed for this deal, but are opening up just under half of the deal from our own portion to accredited investors in our network.

I’m personally doing this deal for this reason: 

1. This deal is heavily in favors the investor/limited partners and offers superior potential returns than my 4.51% money market accounts.
   1. 80% of the profits go to the Limited Partners (The $4M capital raise)
   2. 20% of the profits go to the General Partners (who build the deal, guarantee the loan, and co-invest)

As a general partner, sharing a very small portion of that 20%, this deal would not be worth my time. We construct deals like this as a place to multiply our own capital by investing our cash on the LP side of the deal. That’s why 80% of the profit goes to those partners-because it is the same people running the deal on both sides. These are the type of syndications I look for-where the general partners are running the deal to keep their money working-not simply to generate management fees for themselves.

Are You Interested in More Information?

Fernando & I are hosting a 60 min. Zoom Presentation for Potential Investors

• 12ET/11CT this Thursday 11/21
• Zoom link: www.REIDiamonds.com/zoom
• Please mark your calendar right now

Happy Sunday!!

I’m currently in the Bahamas for the yearly DIC (commercial mastermind) retreat. This is the first time in many years that I have (mostly) unplugged from my work and taken a break.

I’m grateful for my wife, Caity, for helping me slow down a bit while I’m here.  She also convinced me to swim, underwater, with the dolphins yesterday – what an experience!! We haven’t got the photos yet-but I’ll share them on Facebook once we receive them.

I’m also grateful for the Diamond Equity team for keeping everything running smoothly this week. Special shoutout to Mike & Jean, 2 senior Acquisition Managers who stepped up to run our internal Diamond Mastermind meetings. Catch a sneak peek on what we discuss behind the curtains below.

Here’s today’s agenda:

• For Sale – 30 Real Estate Investor Deals 
• $10 Million Loan needed for our Lawrenceville, GA Development Deal
• Rehabbed Warehouse-Flex Space For Sale $425,000
• Podcast on Flex Industrial Development
• The Diamond Equity Mastermind – Sneak Peak!

First Time Reading?  Sign Up Here

Doing a Deal with Diamond Equity

Shouts outs this week to Ken Grant & Carlos Green for sending over 2 deals for review. I’m embarrassed to report that these 2 deals are still on my “to-do” list since I’ve been in the Bahamas this week… I am here with my Commercial Mastermind business partners-and plan to review with them in person–assuming we can remove ourselves from these Beaches long enough to do so…

For Sale 3147 Louis Sherman Dr,, Steger,  Illinois

• 3,950 Sq. Ft Warehouse + Office
• 6,500 Sq. Ft. Fenced, Paved Yard
• Full bathroom with shower
• Turn Key-Move Right In!
• M1 Zoning (map) See pg. 57 for uses allowed
• Price $425,000 (Possible Seller Financing)

This warehouse has been completely updated and ready to move in. Perfect for contractors, storage, certain auto repair, warehousing etc. This place would be ideal to store a car collection, boats, jet skis, etc.

Kiavi offers Hard Money Loans Starting at 9.64%
Volume Flippers may Obtain $1M+ Lines of Credit
Get $350 Credit on Your First Loan – Begin Here
Sign up Now, even if you’re not ready to borrow & lock in your $350 credit

The Diamond Equity Mastermind – a Sneak Peek!

Every Monday for the past 9 years, we have conducted a weekly call known internally as “The Diamond Mastermind”. On these calls we have developed & refined our business model, building our internal knowledge base shared by more than 20 individuals dedicated to making deals within the Diamond Equity organization.

The Diamond Mastermind is not open to the public. You cannot pay any amount of money to “join” this Mastermind. The only way you may attend is if you’re on the Diamond Equity team. This is very exclusive.  However, here I am giving you a sneak peak.

This week’s topic, by popular suggestion, is our Relentless Work Ethic. Deals don’t happen by themselves. It takes disciplined strategic effort to make 3,188 offers in the past year, generating the 220 closed deals and 115 awaiting closing. On Monday’s Mastermind, everyone on our team will contribute their best thoughts around the topic of Relentless Work Ethic & Strategic Follow up.

This topic was born, in part, from Tim Grover’s book, Relentless. Tim was Michael Jordan’s trainer before & during the rings he won with the Chicago Bulls. This book, as well as the books on this list, have been drivers of many of our Diamond Mastermind calls, and by extension, the creation of Diamond Equity. It is all right there for you to obtain. Of course, like the Oral Torah, having the business leader’s explanation of how these books tie into the business model certainly helps!

If this Diamond Mastermind sounds like a good idea to you, perhaps joining the Diamond Equity team might also be good. Right now we are looking for another Acquisition Manager in Atlanta & Philadelphia, as well as a Virtual Ac Manager working from the Chicago office. Please note, I don’t respond to inquiries to join our team made by email. Instructions on how to apply can be found here.

$10 Million Needed to Develop our Storage Facility in Lawrenceville, GA
Any chance you know any Execs at a local Atlanta regional bank??

We own a 5 acre lot and already have the permits to begin building. We need a total of $14M to build the 100K sq. ft storage facility which will be sold to one of the large REIT’s after stabilized.

Although we already have loan proposals in hand, our ideal contact would be a president, or other executive at a regional local bank serving the Atlanta MSA-these banks often provide the best terms. Any chance you know an executive at an Atlanta Regional bank and would make an intro? Please reply to this email, if so.  

We already have the equity here to execute on this deal, but we may open it up to our network for passive investment. The deal is projected to return 2X the up front investment within 5 years.  The construction on this deal will take about 12-15 months once the shovel hits the dirt, followed by another 24-36 months to fully lease/stabilize. Once stable, this asset will move quickly to a large institutional buyer.

Lawrenceville, GA is a very constrained market when it comes to self storage-meaning the permits & zoning approval are not easy to obtain. Ours are in-hand. For this reason, there are already inquiries from those institutional buyers who have expressed interest in buying well before stabilization. If this were to occur, the 2X return would occur much faster than the projected 5 years.

If you might have an interest in taking a small piece of this project, please reply to this email & I’ll keep you posted. The minimum investment would be $50K and open to accredited investors only.

Here’s What I’m Buying:

• Retail Strip or Shopping Center 10,000-250,000 Sq. Ft.
• Industrial or Flex Warehouse 20,000 – 250,000 Sq. Ft.
• Must be value-add, either low rents OR vacancy

Here’s today’s agenda:

• For Sale – 43 Real Estate Investor Deals 
• $7 Million Dollar Offer Presented Same Day
• Podcast on Selecting the Best Airbnb Markets

First Time Reading?  Sign Up Here

Doing a Deal with Diamond Equity

Another Shout out to Ken Grant for sending over a 125K sq. ft. industrial flex deal. The case study of our quick progress can be found below.

Also Shouting out Marc Mittman for sending over pre-auction details on a 200K sq. ft. industrial building. This latter deal is likely a pass for us because it is spread over 4 stories. Ideal industrial properties are single level so that tenants can drive trucks into their space.  Plus, no elevators (crazy expensive to maintain/replace) & the street level rents are always higher.

For Sale 203 E Trigg Avenue, Memphis, TN 38106

• 30,658 Sq. Ft. on 8.94 Acre Industrial Lot
  • Up to 40″ Ceiling Height
  • Seller may Consider Seller Financing 
  • Railroad Spur (dormant)
  • Offering Memorandum
  • For details, contact Henry Webb at 901-526-3100
• Price $985,000 

This deal is perfect for Industrial Outdoor Storage. Renovating this current warehouse, building out a secure, outdoor lot with fencing and then leasing to contractors needing indoor & outdoor space (think excavation companies) would bring unique product with sticky tenants.  Capex would likely be $1.5M and the stabilized value might be in the $4M-$6M range. Details on the Industrial Outdoor Storage space can be researched on this Podcast I did with Chris Long.

Kiavi offers Hard Money Loans Starting at 9.64%
Volume Flippers may Obtain $1M+ Lines of Credit
Get $350 Credit on Your First Loan – Begin Here
Sign up Now, even if you’re not ready to borrow & lock in your $350 credit

$7,000,000 Offer Made in less than 4 Hours of the Referral

Ken Grant has sent over maybe 4-5 referrals, most ok, but this latest one was perfect. All of these deals were represented by other brokers, but not publicly marketed. The majority of commercial real estate deals are done this way-by brokers and off market.

This current deal is perfect for us. Single story flex space with some warehouse/showrooms/offices on 4.5 Acre lot. Also 85% occupied, so the lift is light. Income on day 1, we can invest $300K-$500K in updates and fill the remainder to push our value by $2M or so.

My partner happened to already be in Ohio checking out other projects already owned. We received the lead from Ken at 8am, toured the property by noon and made a verbal offer, and had an official LOI submitted shortly thereafter.

If you refer a deal to me I’ll let you know immediately if it’s something I’ll pursue. If it is, you can expect my team to jump quickly and get our offer out immediately. If we win this deal and get to closing, we have a substantial referral for Ken: either a cash payout or a slice of equity. How much will depend on how the negotiation plays out with the broker/seller.

Worth noting, Ken is a broker, but rather than try to insert himself into every deal, he has simply forwarded me the marketing flyer and let us take the reins. This is best for two reasons:

1. This allows us to speed things up. When coop brokers get involved in commercial deals, the listing broker often slows down the info because they’re trying to double side every deal.
2. Then, as a follow up, the listing broker will be much more inclined to advocate for our offer when working directly and collecting their full commission.  This is how the game works.

Thanks again, Ken! Keep them coming!

Here’s What I’m Buying:

• Retail Strip or Shopping Center 10,000-250,000 Sq. Ft.
• Industrial or Flex Warehouse 20,000 – 250,000 Sq. Ft.

If you find me a deal like this, I’m happy to include you in the General Partnership ownership stack with an equity stake.