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Suppose you are a surgeon and you walk in with 15 other doctors and tell the developer that you are very serious about this preconstruction project and probably others that the developer has on the drawing boards. This is especially true if the developer has time pressures to get this preconstruction project moving forward. In this real estate environment, with lots of investors, it may (or may not) be possible for this group to get a discount but there may be several other ways that this developer might chose to help the group. If the developer is wise, they will find some way to work with this group and treat them well. A great example of the buying power of groups can be found in a new project at www.getpreconstructiondeals.com. Article: One of the greatest preconstruction investing issues that I hear from individual investors is that they can’t get explosion to what they grant are good projects. Regardless if the preconstruction project is a riverside condo, a townhouse, a single family home, or even land investment, individuals are finding that many restrictions are morphological individual placed on them by developers. In addition, prices are continuing to runaway. So given all this, how is an individual investor supposed to excel in this environment? Read on and find out! Suppose the investor had the proficiency to march right into the developer’s office and demand that they should give you at least a $20,000 discount, which now would turn a good project to a really great one. I mean, you’re serious anyhow your preconstruction investing. Shouldn’t you be entitled to that discount? posterior the developer stopped laughing, they probably would suggest the investor find a path to their door. If you look at this from the developer’s perspective, they probably previously have a marketing team in place to provide a steady supply of purchasers or investors. In this market, a single individual preconstruction purchaser/investor would have purely zero impact on any the developer was doing or planning. essentially your request for a discount provides zero value in the preconstruction process. So let’s subside this picture a little bit. Suppose you are a surgeon and you walk in with 15 other doctors and tell the developer that you are very serious in respect to this preconstruction project and probably others that the developer has on the drawing boards. Ok, this is possibly a horse of an entirely different color for the investor group. Having a single group come in and moving a woodcut of 15 units in one fell swoop may be something of interest to the developer. This is especially true if the developer has time pressures to get this preconstruction project moving forward. In this real estate environment, with lots of investors, it may (or may not) be possible for this group to get a discount but there may be several other ways that this developer might chose to help the group. For example, the developer could back the group that they will definitely be able to get 15 units in the preconstruction project; for many locales, even that is a major feat. In addition, the developer could troth this group that they may get first crack at phase, or other project altogether. If the developer is wise, they will find some way to work with this group and treat them well. A great example of the purchasing power power of groups can be found in a new project at www.getpreconstructiondeals.com. With over 8,000 preconstruction subscribers to our database, there are potential methods to form relationships with developers where it is mutually fitting to both the developer and the investors. This pooling of “buying power” is really the genesis of our Mastermind Group. In this new preconstruction project, the developer has so it is to provide a $15/Sqft discount if 20 investors make their reservations in a short period of time. For a 2 Bdrm, that is a discount over current selling prices of $21,570!! Simply in that 20 people made the effort to work together on a preconstruction investment of mutual interest. In addition, this is great for the developer in that with that number of new preconstruction reservations in place, it helps them dispatch their goals more quickly. This is an example of the proverbial win-win situation. So how can you take serviceability of group purchase power in your next investment, regardless if it is preconstruction or else type? First, you have to find a place where other like minded people visit. Possibly this is a local real estate club, a group of co-workers that like to invest together, participants in an on-line forum, or even as part of groups like ours. Regardless of how you show up the goal, think in terms of how you can best put together your team and increase your purchase and negotiating power. The Vertical Project. - Why Increase Your Vertical Leap by 6-12 Inches, When You Can Double It? Royalty Free Coaching Products. - Keep 100% of the profits by selling your own royalty free coaching products! Someone who reads the blog sent me this email:
Yes. "You Can Be a Stock Market Genius" is probably the most practical investment book out there. I'd say the 1949 edition of The Intelligent Investor - which includes a section on valuation - and Peter Lynch's books are probably the other practical books. Phil Fisher's book is also practical. But I don't think many people are going to actually adopt his approach. Almost no one I talk to is willing to limit themselves to just a handful of stocks that they research for hours and hours and hours before they buy and then hold for a long time. Even though I think – both for value guys and growth guys – that is by far the best way to go. Back to "You Can Be a Stock Market Genius". I'm not sure why you think the spin-off market is much more efficient than it once was. It may be by some measurement. But all the estimates I've seen - there were some really good ones over at a now defunct blog called the special situations monitor - show that spin-offs still do better than the rest of the market. In addition, spin-offs (like net-nets) aren't that hard to separate the possible very, very bad performers from the rest of the pack ahead of time. That's similar to net-nets where a stock with zero retained earnings, losses in most of the last 10 years, and some leverage is a lot more dangerous than a stock with a history of profitability and almost no use of liabilities at all. It may work out. It may even turn out to be one of the best net-nets. But, it doesn’t belong in the “safe” net-net category. Spinoffs – like net-nets – are a place where a little selectivity can remove a lot of risk. Obviously, that’s because they aren’t being very carefully scrutinized by the people selling the stock. Spin-offs are a great place to invest. And when folks ask me how they can learn about analyzing businesses and what is the best place to do it my answer is spin-offs. The big reason is that you don't see the price ahead of time. You can evaluate the business before it trades separately. There's no better learning experience than that. I haven't written about spin-offs in a while, because there haven't been many that interested me. Right now, you have Huntington Ingalls – a spin-off from Northrop Grumman (NOC) – which is interesting in the sense that it might work out well. But it's not something I'm likely to write about. There are a few reasons for this. One, it's carrying a lot of debt relative to EBIT and it’s got slim margins. So, it really depends on EBIT expansion to survive and thrive. The stock is leveraged and that's where your returns will come from. You’re depending on an uptick in EBIT margins being multiplied by a lot of leverage – they’re borrowing at 7% in a low ROC business – to make you money. That might happen. And if you know a lot of about shipbuilding for the federal government, you might want to buy that stock. That one comes down to a qualitative analysis of how much of a risk there is that a business like that could ever get so bad it can't cover its interest. Basically, you’d have to feel much better about the risk that nothing especially bad can ever happen in that business than I’m ever going to feel. It’s just not something I know or feel I can know well enough when you’ve got that much debt. I talked about Hanesbrands (HBI) when it was spun-off from Sara Lee (SLE) in 2006. That was definitely my favorite stock idea around the fall of 2006. I mentioned it in a roundtable discussion as being my favorite idea. It was (and is) leveraged. But it's got a good position in a good business. The competition in the U.S. is just Hanesbrands and Berkshire Hathaway owned Fruit of the Loom. I understand underwear better than shipbuilding. That’s the difference there. Part of the problem with writing about spin-offs is just the audience that I'm writing for. Spin-offs and special situations are - well - special. People would like to learn some tools in addition to some stock picks. Or at least I'd like to think I'm giving people the ability to find stocks on their own. Spin-offs are pretty simple. They just involve reading. You read about them yourself and then you value them. If they trade at a very much lower price from what you think is right, you buy them. That's it. It’s not even that important exactly how you value them. You don’t need the perfect model. You just need to be able to read about a business, appraise a company, and tell an elephant from a mouse. I mean, if you look at Hanesbrands, I think it was spun-off in the $18 to $19 a share range. It’s at $28 right now. It’s leveraged. That’s the part you can argue about. But it’s not like $28 is expensive. In fact, if it can handle the leverage it’s got, the stock is worth more than $28 a share. And yet $28 is about 50% higher than where that stock was spun-off. I wouldn’t say anything especially good has transpired at Hanebrands. You just had a brief period where people were willing to sell something for $18-$19 that was in all probability worth $30+. So, the impediment to people understanding what I'm writing about enough to buy the stock really isn't some concept they don't get. It's just that a lot of people who read my blog or my articles at GuruFocus aren't going to read the SEC reports, the investor presentations, etc. Spin-offs are very basic that way. You look at them and try to value them a bunch of different ways and then you just judge if the market is way off. If it is, you can buy stock. I'd be happy to discuss spin-offs in the future. And this is an area where I think there should be a lot more coverage. Even bloggers don't write enough about spin-offs. So, yes, spin-offs are an area I'm very interested in. And yes, it's the general approach Greenblatt uses - and the way the book is written - that makes me say “You Can Be a Stock Market Genius” is the best investment book ever written. It's extremely practical. It's really not about how great spin-offs are. It's about how you just need to analyze a few situations independently of the market and have confidence in your independent analysis. It's like Buffett says... Don't look at the stock price before doing your analysis. Value the company. Then check the price: You can do that in micro caps as well as spin-offs; foreign stocks as well as domestic stocks. The key is doing that totally independent analysis - just an honest appraisal of the business. If you have the skill to make that honest appraisal of a business all you have to do is go looking for neglected stocks. They can be neglected because they are illiquid, family-controlled businesses with market caps under $100 million or $50 million or whatever. They can be neglected because they are spin-offs. They can be neglected because they are in Japan. But the basic idea is that if you can understand the appraisal idea that Joel Greenblatt talks about in "You Can Be a Stock Market Genius" or Ben Graham talks about in "The Intelligent Investor" all you have to do is find neglected stocks and appraise them. That's it. So, I don't really think of “You Can Be a Stock Market Genius” as being about spin-offs. I think of spin-offs as being places where people can easily - in a psychological sense - appraise businesses honestly, because they don't have the stock price and stock price history skewing their brains. It’s just very natural to appraise assets where you don’t have a price quote. And if you want to invest in stocks, you need to be able to appraise them apart from that quote. You can’t rely on the market. You have to do the work yourself. And spin-offs are all about working out what a company is worth on your own. Article Index: | 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 | 9 | 10 | 11 | 12 | 13 | 14 | 15 | 16 | 17 | 18 | 19 | 20 | 21 | 22 | 23 | 24 | 25 | 26 | 27 |
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