I work in the real estate industry and it’s not a well-kept secret that due diligence is rather tedious and boing. I don’t know a single investor who relishes it, yet every good one knows it’s absolutely essential.
On one of our first deals, the property looked all well and good after we got it under contract. What I took for “thorough” due diligence at the time was painfully inadequate, however. And I learned this the hard way as a week after the tenant had moved in, raw sewage started backing up into their bathroom.
And let me tell you, there’s no way to endear a landlord to a tenant’s heart better than raw sewage spewing out into their home!
Unbenownst to me, the sewer line had collapsed when long before we bought the property. Not only did we have to dig it up and replace it (at the cost of about $5000), we also had to put the tenants up in a motel for a few days and offer them a rental discount.
An expensive lesson, but sometimes such lessons are necessary.
Later on, we came across a similar situation with a fourplex which I wrote about in more detail here. This time we had the sewer line scoped (at the cost of about $250) and found it had collapsed. We went back to the seller and got the price reduced $10,000! Not too shabby.
And this is by no means isolated to investors who specialize in single family houses and small multifamily properties. Missing essential items and going wildly over budget is a national pastime in real estate from big to small. For example, the amazing Sydney Opera House was supposed to be built in four years for $7 million. 14 years later and over $100 million down the tubes, it was finally finished. As beautiful as that building is, it represents what is perhaps the all-time biggest failure in budgeting and due diligence.
Due diligence is, of course, not something that only applies to real estate. As I’ve put it elsewhere,
“…The purpose of performing due diligence in real estate is to confirm what you believed to be true about a property when you got it under contract.
This applies just as well to stocks, bonds and acquiring businesses, brands or technologies as well as a myriad of other investments just as well as it applies to real estate.
Indeed, it’s not just important for new investors, as there is a tendency amongst seasoned investors to become more and more complacent as they start to believe they “know everything.” They get cocky and then they start making mistakes. We’ve seen this at the highest levels of the corporate world over and over again. Indeed, it doesn’t take long to realize Time Warner failed spectacularly when performing sufficient due diligence before its ill-fated merger with AOL.
Regarding due diligence on stocks, there’s no better place to turn than Benjamin Graham’s classic book The Intelligent Investor. For investing in startups, Rayyan Islam puts it well, noting that it involves interviews, web research and talking to “friends and enemies” alike.
Throughout his article, Islam’s most important point is that “most meetings you should be going into prepared to say ‘no.’” While lots of ideas sound good on paper, in the real world, most of them don’t work out; especially regarding startups. Good ideas can often be ruined by poor leadership (remember, you’re evaluating not just the business, but the team). Strong underlying fundamentals might be doomed because of competition (say an online sales platform with the specter of Amazon hovering above it). And on and on it goes. Jumping at every new shiny object is bound to lead to failure.
Islam notes the four key areas to investigate for investing in startups as follows,
It’s interesting to note that when performing due diligence on a piece of property, the vast majority of your time should be spent on evaluating that property itself and its financials. With regards to a startup, it comes down to the product, financials and most importantly the people running the company. Due diligence differs widely based on the type of investment you are investigating. But the one consistent theme is that it must be done thoroughly and objectively.
For this reason, I highly recommend putting together a checklist of all the key steps you will take when evaluating whatever type of investment you are looking into. Those doubting this would be well served to read Atul Gawande’s classic book The Checklist Manifesto and the numerous examples he cites of the improved performance a checklist brings about. We all have the tendency to skip things, especially boring and routine things we feel like we have down by the back of our hands. This can spell certain doom when buying a stock, property or investing in a startup.
Due diligence may be tedious and even boring. It’s the unsexy side of business big shots don’t like to talk about. Nevertheless, due diligence is absolutely essential.
And here is my brother Phillip's presentation for MAREI on property management. It's another critically important albeit not particularly sexy side of real estate.
And here is my second presentation for MAREI on due diligence (the first being on the BRRRR method of real estate investment). Due diligence may not be particularly sexy, but it's extremely important. Many an investor have met their doom by ignoring or shortchanging it.
So my brother and I recently gave two presentations for MAREI (the Midwestern Association of Real Estate Investors). This is the my first presentation on BRRRR investing (Buy, Rehab, Rent, Refinance, Repeat):
The weekend afterwards, we gave a longer presentation; me on due diligence and my brother Phillip on property management. I will post those presentations next.
You can also read more about BRRRR on my flagship article on the topic for BiggerPockets.com here. And the other two presentations are as follows:
Due Diligence (me)
Property Management (Phillip)
As a fan of architecture and history, the Notre Dame Cathedral fire is truly heartbreaking.
Hopefully they won't rebuild it as some Godforsaken modern glass cube or something.
If Julian Assange and/or WikiLeaks is guilty of espionage or some other similar crime (as mainstream "journalists" keep telling us), than why wasn't The New York Times guilty of the same when they published the Pentagon Papers?
Former Harvard Law Professor Alan Dershowitz shows that the case against Assange is really, really, really weak,
If the New York Times, in 1971, could lawfully publish the Pentagon Papers knowing they included classified documents stolen by Rand Corporation military analyst Daniel Ellsberg from our federal government, then indeed WikiLeaks was entitled, under the First Amendment, to publish classified material that Assange knew was stolen by former United States Army intelligence analyst Chelsea Manning from our federal government.
It's really remarkable that after Donald Trump had praised WikiLeaks so many times during the 2016 campaign that he would now say "I know nothing about WikiLeaks" and just allow this all to happen. Here's a helpful montage for those with a short memory.
This is good for a hearty laugh.
And by the way, the media is, for the most part, lying about Julian Assange and his arrest is blatantly outrageous.
With the passing of the meme-destroying (and possibly Internet-destroying) Article 13 by the EU as well as government and social media-driven censorship campaigns, it appears that the fun-hating powers-that-be have realized they can't meme and thereby want to destroy all memes.
And of course, they'll use the malicious actions and content of the worst few to rationalize a blanket-censorship approach to the many. Now, they're starting to refer to photo shopped memes made to be humorous as "doctored." Michael Malice hits the nail on the head on this one:
Here is a paper I wrote on Legacy Development for my MBA course at UMKC that those interested in commercial property management might find interesting. (Also check out my article for BiggerPockets on commercial property management for more.)
History and Business
Legacy Development is a commercial development and asset management company that was originally founded as Red Development in Phoenix, Arizona in 1995. For the first 20 years of its existence, it had dual headquarters in both Phoenix, AZ and Kansas City, MO. Indeed, at one time, it had upwards of 250 employees.
Today, it has consolidated its operations and only the Kansas City headquarters remains as well as about one-fifth as many employees. Legacy Development has also faced a few problems in the past few years. For example, in 2017, an audit found there was a conflict of interest in the renovation of the Ward Parkway Center at 8600 Ward Parkway Blvd in Kansas City, MO. Over $1.2 million was paid out without a bid process.
Despite this setback, the Ward Parkway Shopping Center won the Capstone Award in 2018 for greatest community impact. Legacy Development also won the Capstone Award in 2017 for the Truman Marketplace, which Legacy redeveloped and currently manages.
Legacy Development has two divisions of its business; the development side and the asset management side. Rarely do these two arms intersect, although Legacy’s management division often manages properties that Legacy’s development division either built or renovated. For example, Legacy Development added an expansion to the Ward Parkway Center referenced above. After the renovation, Legacy’s Management Division took over management of the property.
The vast majority of Legacy Development’s projects are located in the Kansas City Metro Area although the company does have a few outside of that area including one in Daytona, Florida and another in Basalt, Colorado.
Most of the information in this paper was provided by Legacy’s website (www.LegacyDevelopment.com), The Kansas City Business Journal and an interview with Legacy Development Media Representative Dave Claflin. Claflin’s recommendation for anyone who wants to get started in commercial property management is to work for another company first and foremost. That very will may include starting on the first rung. But it’s just generally not possible to start a commercial property management company on your own or even be hired as a manager without first being an assistant or leasing agent.
The key facts for Legacy Development, as of March 15th, 2019 are as follows:
Legacy Development is focused almost exclusively in the Kansas City Metro Area and almost exclusively on Retail; or more precisely, Mixed-Use Retail. Legacy is not generally looking for a standalone Walgreens or gas station or retail property such as that. Instead, their primary market includes mixed-use retail-focused developments. Their largest projects (asset management) include:
Marketing (for Clients)
"Every day is a new life to the wise man."
The Righteous Mind
Star Slate Codex
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