Project-Based Learning

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Commercial Real Estate – Valuing The Cash Flow

Many investors don’t understand the power of commercial real estate. I too had reservations until I understood the power and safety commercial real estate can provide. Commercial real estate is similar to trucks. Trucks come in all sizes and all shapes – a Ford Ranger to an 18 wheeler. Commercial properties come in all sizes and shapes – a standalone building that houses a small restaurant to the Empire State Building. People read in the newspapers that commercial property prices are crashing. People notice the strip malls have a lot of vacancies and it scares them away. Let’s take a look at the power of commercial real estate and a quick note about market cycles. Commercial real estate is a business and is priced based on current cash flows. For simplicity sake, commercial property pricing is based on 10 x annual cash flow, not including debt service (loan). So a property that yields $10,000 in cash flow is worth $100,000. Regardless of the type of property, if you increase rents by 1% ($100) the value goes up a $1000. Decrease expenses by $100 and the value goes up $1000. So what? Let’s look at a simple apartment example.A small apartment complex (10 units) has an annual cash flow of $50,000 and is for sale for $500,000. It has a lot of long-term tenants paying below market rents. You put down 20% or $100,000 (there are ways to make it someone else’s money). We’ll assume it is a positive cash flow property even with the debt service (loan payments). First a storage area is made into a laundry facility that provides $5000 on annual basis. You just increased the value $50,000. Next rents are raised the first year to market rents. Raising rents $50 per unit increases cash flow $6000. You just increased the value $60,000. That means you have doubled your original $100,000 in the first year and you get to keep the $11,000 cash flow. There are many more ways to increase the cash flow including: separate utilities and have tenants pay utilities, decrease vacancy, work out a deal with dish network and get paid, reduce maintenance costs, and more. Just by raising the rent $10 a year increases cash flow $1200 a year and increases the value $12,000. In three to five years you’ll have cash flows of $70,000 to $100,000 (less debt service which remains constant) and you can sell the property for $700,000 to $1,000,000. Now you see the power of commercial real estate.Just like single family homes, not every property is a good deal. First you look for commercial properties in areas that have improving rents, increasing employment, and areas where the entire area is going through gentrification. Next you look for properties that have a value proposition – rents too low, poor management, ability to install laundry or some other measure to increase cash flow. You would be surprised how many buildings are poorly managed or have below market rents.I’ve used an apartment as the example; however this same model works for office buildings, mobile home parks, strip malls and more. All types of real estate (all types of investment) go through cycles. When the economy is booming for example, the vacancy in office buildings goes down significantly (prices go up). Of course the opposite is true during an economic downturn. During economic downturns more people move to apartments, mobile homes and need storage facilities. By observing these cycles one can move in and out of various positions to minimize risk and increase portfolio value.
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3 Email Marketing Tips to Increase Your Sales

Email marketing is a great way to bring in new sales, promote your business, and stay in touch with previous customers. The great thing is that if you use this in the right way, you can end up increasing the sales that you make on a regular basis. Here are some of the most important email marketing tips that will help you start racking up more money in sales.

Tip #1 – Make Emails Personal

If you are looking for great email marketing tips to increase your sales, one important one to use is to make your emails personal when you send them out. People enjoy it when you use their name. Just as a small store draws customers because of the personalized service and store owners that know them by name, you can do this on the web by making sure that marketing emails are made personal too.

Just make sure you either use their name or you choose another way to open the email. No one will want an email that says “Unknown” instead of their actual name.

Tip #2 – Keep Subjects Honest

Another of the email marketing tips you should remember is to keep the subject lines of your emails honest. Ensure that the subject you choose is going to capture the interest of the reader, but it must be relevant to your email or you will begin to lose the trust of your readers.

Usually if the first few sentences don’t relate to the subject, most people will stop reading right away. Make sure that your subject line doesn’t look like spam either. Many people simply look at the subject to determine whether to simply mark the email as spam and go on.

Tip #3 – Test Your Campaigns

It’s definitely important that you test your campaigns if you plan on making more sales. This is one of the most important email marketing tips to keep in mind. Create your own test groups and look at the format of emails before sending them out.

Test the links in the email to make sure that you have formatted them properly so they work right. Do some testing when you send out mailings to see how effective your message was. The more you test, the more you will find out what really works best for converting people on your list into sales for your company.

It is possible to make more sales if you know how to properly use your mailing list. If you’re ready to start making more money from sales, make sure you use these three important email marketing tips. You’ll quickly start seeing a difference and you’ll be able to enjoy the money that the sales bring in.