Crowdfunding. how to buy real estate without credit or need of a bank
Crowdfunding. how to buy real estate without credit or need
of a bank
Ney
Torres: [00:00:00]
Welcome to the show.
Bram:
[00:00:02]
Thanks Ney.
Ney Torres: [00:00:03] We met in a real estate seminar probably
a year ago, and you are starting now into real estate. Today’s episode is going
to be super interesting because you are going into crowdfunding. For people
that don't know what crowdfunding is, is when you buy a property and you put it
on the web so a lot of people can just fund, give you the money so you can go
with the project.
[00:00:29] You
don't necessarily need nowadays a credit or a bank. It's another way to fund
your investments. So, Bram, can you tell us how you get into real estate in the
first place?
Bram: [00:00:45]
Yeah, sure. I got into real estate three years ago through a seminar I followed,
the seminar of whom you also followed. Then the ball just got rolling. I
followed a few more seminars and then I bought my first property, which I house
hacked. And then, within a year I bought my second property, which I rented out
completely.
[00:01:21] And
both of those are in Amsterdam. Now, I've bought my first property in Rotterdam
and I'm doing that via crowdfunding.
Ney Torres: [00:01:31] Perfect. So how does it work? Because a
lot of people say, “Oh, I don't have the money to make a deal.” What do you
think about that?
Bram: [00:01:41]
Yeah, you see that for people in that situation, a crowdfunding can be an
interesting solution because crowdfunding can give you more flexibility to do a
deal, to grab a deal that you otherwise might have to let go because it doesn't
fit in the standard box that the bank set, that the standard lenders set.
[00:02:11] With
crowdfunding, you're able to do deals that are a bit more hairy or deals where you
have a bit less liquidity to put into the deal than you would like. So, it's a
bit more high risk because you also pay a higher interest rate. But that's a
very interesting option for people that are getting started or have a deal that
is a bit more hairy.
Ney Torres: [00:02:40] Perfect. So, can you tell us about these
deals? What is the process, and how do you decide to go through crowdfunding in
this particular property or investment?
Bram: [00:02:52]
Yeah. Initially, my plan was to attract regular bank financing for the
property, but when we received the appraisal of the property, the appraisal
value was quite a bit lower than we expected. So, with three, I mean, my
business partner… I can continue on that later on.
[00:03:29] So
we decided to go a different route and to go for the crowdfunding route. We had
the money to do it via traditional bank financing, but the return on equity
metric for this transaction was, was much more interesting if we would do it
via crowdfunding. And we plan on buying several more deals this year. So for us
it was just much more interesting to put a bit less equity into this
transaction and to save our cash for future transactions later this year.
Ney Torres: [00:04:08] That makes sense. And so, let me tell
you what I think and how it works. You
can tell me if I'm wrong or not please. What I see in crowdfunding, normally,
it's something around 200,000 euros. Is that right?
Bram: [00:04:24]
Yeah. The crowdfunding platform that we use, that's transactions between 100,000
and 500,000 euros, but the large majority of all deals fall around the 200,000 mark.
That's correct, yeah.
Ney Torres: [00:04:44] Okay, perfect. So, you have a good deal.
You may be bought under, you know. Or you added value, or for some reason you
found a deal. And then, do you hire a copywriter? How do you prepare to show
the product on the webpage?
Bram: [00:04:59]
Yes, so the process is as follows. And then I'll mention how I prepared for it.
First, you present the deal to the crowdfunding platform team. They first
review the deal, review all your documents to see if this is a deal that they
want to propose to the investors on the platform.
[00:05:25] And
once you pass that stage, they publish the transaction on the platform, and
then the investors can decide whether they want to invest or not. And they
indeed base that upon the presentation that you present as a property owner, as
a buyer, and also on the pictures of the property, and certain financial
metrics.
[00:05:55] I
have not hired a copywriter to write the presentation. I've written it myself just
by thinking about what I really like about the deal, what I want to tell the
people about the property, about my business partner and me, and also by, of
course, looking at other successful transactions.
Ney Torres: [00:06:22] Sorry. So, the people that are in the
crowdfunding, the company that crowdfunds this, do they actually do that for
you or do they let you put anything or like they approve the text? How does it
work?
Bram: [00:06:36]
No. So you have to write the text yourself. You have to come up with the texts
yourself, but before they allow you to publish your project on the platform,
they review your project as well. And if they don't like your project, they
will not publish it on the website.
Ney Torres: [00:06:57] Got it. So, to people that are listening
to us right now, I'm going to describe a little bit how the webpage looks like.
And is it okay with you if I share your numbers today for your property?
Bram: [00:07:05]
Sure.
Ney Torres: [00:07:07] Cool. So, you posted this how many days
ago?
Bram:
[00:07:10] Seven
days ago.
Ney Torres: [00:07:12] Seven days ago, and I see you already
raised 140,000 euros out of 205. So, you still have three more weeks to get to
your goal.
Bram:
[00:07:21]
Correct.
Ney Torres: [00:07:22] So it's doing great. You have 140
investors. You still have 21 days. You reached 70% almost of your goal. And you
divide this in one, two, three, four different levels. How do you decide to
divide this? And by levels, I mean, for the people listening, there's a
bracket, it's called 1A, where investors are paying 4.7% for the project
duration, which in this case is five years.
[00:07:55] The
second level is 4.95%. Third level is 6.25%. And the fourth levels are 7%
return. How did you decide on those levels?
Bram: [00:08:07]
Yeah. Actually, for this platform the interest rate levels are set by the
platform itself. I unfortunately can't influence them. There is another
platform where you can set the interest rates, you as the property owner. But
on this particular platform, the interest rates are set by the platform.
Ney Torres: [00:08:31] Got it. So, walk with me through this example.
I have a property. Can I put it for crowdfunding if I already own it?
Bram:
[00:08:43]
Yep, definitely. Yeah. Yeah.
Ney Torres: [00:08:45] Yeah. Cool. So, if I was going to buy a
new property. Do I go make an offer, get the offer, accept it, and I say I'm
going to pay you in 30 days and I'm going to look depending on the financing, I
guess.
Bram:
[00:08:59] Yup.
Ney Torres: [00:09:00] And then you go and present this house
in the crowdfunding and you buy the house through the crowdfunding. Right?
Bram: [00:09:08]
Yeah, exactly. What you just described as the second option, where you use the
crowdfunding as financing to finance the acquisition of the property. That's
what we did.
[00:09:23] So
then, you just need to make sure that your window, in which you have the time
as a buyer to finance the property, that your time window is wide enough. That's
the route that we've taken. Actually, the platform is more popular with
investors who use it as a way of refinancing.
[00:09:49] You
have quite a few investors who buy properties cash, and who then refinance it
immediately after buying it on this platform. The reason why it's used more as
a refinancing method is because you have a bit of a financing risk from the
point of view that if an insufficient amount of investors put forward the money
for you to obtain your financing, you will have an issue as an investor. So
that's why it's used more as a refinancing method.
Ney Torres: [00:10:36] That is so exciting, man. As I told you,
I'm going in a couple of weeks to Netherlands and I'm looking at some
properties. I know exactly what to do with those properties, but nobody else
wants it. So of course, I'm a tourist. And I have no credit. I have nothing
there. So, crowdfunding is perfect for people like me.
[00:10:58] I'm
getting the company. I'm setting up a company. I'm setting up everything else.
But this is amazing because now I can walk in, make an offer. And did you tell
the owner that you're going to… Do you have to put in the paperwork that you're
doing crowdfunding or just they don't care or?
Bram: [00:11:15]
No, no, no. You're not obliged to mention it. We have also not discussed it.
It's up to the buyer to pick his source of financing. The buyer is in no way obligated
to mention anything to the seller.
Ney Torres: [00:11:33] Interesting. Perfect. And, okay. So,
what are you going to do with short term financing? This is obviously five
years. It is not 30 years. For example, just so people know from other
countries. I think Netherlands right now the interest rate for housing is 1.7%
or something like that at 25 years.
[00:11:56] You
are asking here for five years and you are paying up to 7%. That's average at 5.5%.
So, what's your goal with this? This is a special type of finance and it's not long-term
financing, right?
Bram: [00:12:07]
No, exactly. It's a bit more expensive. I do have to mention that indeed, the
interest rate in the Netherlands right now is at 1.7 but that's for mortgages
for your own home. So that's not the rate for investment mortgages.
[00:12:28] The
rate for investment mortgage is at an LTV of 80%. The loan to value of 80% is
roughly at between 3.5 and 4% depending on the lender. And the average interest
rates, which I'm paying right now over across all the tranches of financing I'm
attracting, is 5% indeed.
Ney Torres: [00:12:53] Perfect. So, your goal is to fix it or
just seed on it for five years and resell it, or then find… What's your plan
with this property?
[00:13:01]
Well, can you tell us a little bit about this property and how crowdfunding
makes sense for you?
Bram: [00:13:06]
Yes. So, financing is indeed quite a bit more expensive. I’m paying 5% roughly,
on average across all the trenches of financing. However, I think this is still
an appropriate and interesting way of financing this property because the
cashflow I'm expecting to generate with this property is more than sufficient
to cover the financing costs.
[00:13:42] The
property is located in Rotterdam. It will have four bedrooms. I'm expecting to
be able to rent it out for 500 euros per room so that will be 2000 euros in
total in rent.
[00:14:01] The
interest cost of this financing is a thousand euros per month. There will be
some other costs that I have to pay as a landlord but still my net cash flow on
this property will be 500 euros. A thousand euros of financing costs, 500 euros
of other costs, and then 500 euros of net cash flow.
Ney
Torres: [00:14:25]
That's excellent. How do you find this deal?
Bram: [00:14:29]
I found it through a deal finder. I'm in a group of investors and we have a
social media group. The group is about 250 people big. Yeah. All of a sudden
that was an off-market deal that the deal finder sourced and he offered it in
the group. And yeah, that's how I bought it.
Ney Torres: [00:15:03] How much are you paying deal finders for
finding a property for you?
Bram:
[00:15:08]
That would be 2.5%.
Ney Torres: [00:15:13] Cool. Cool. Cool. I've seen a couple of
deals this month from deal finders too, but I've only seen cash only deals. So
that's not your experience right now. You're seeing people that are actually
finding cool deals like these one.
Bram: [00:15:26]
Yeah, it depends on the deal. There are indeed deals where the requirement is
that you have to be able to buy cash. Fortunately for me, that was not the case
here.
Ney Torres: [00:15:41] Cool. Cool. Cool. I understand. Perfect.
Now another question. As I look into your webpages, how do you decide how much
money you want it for each level?
Bram: [00:15:52]
That is also set by platform. So, the way they do it is they look at the total
amount of money that you want to raise, and then they divided into it into
different loan to value brackets. The first level, Level 1A, that is the level
of 0% to 50% loan to value.
[00:16:17] And
that is of course, the lowest risk tranche or the interest rate on that tranche
is the lowest at 4.7%. And then, the last tranche where I pay 7%, that tranche
actually covers 85% to 100% loan to value.
Ney
Torres: [00:16:41] I
see. Okay.
Bram: [00:16:45]
Yeah. Maybe one remark. So, sorry about that. So, the loan to value here is not
up to the acquisition price, but up to the value, the appraisal value.
[00:17:04] The
appraisal value in this case was 10,000 lower than the acquisition value. Some are
putting in 10,000 euros in cash into the deal, plus of course transaction
costs, but the rest is financed via crowdfunding.
Ney Torres: [00:17:21] Wow! This is super cool. I’ve never seen
something like this before. How do you feel about it?
[00:17:30] This
is like normal to you or like, “Oh, well.”?
Bram: [00:17:33]
No. I know that this is not possible in a lot of other real estate markets but
I look at it as very interesting. It's of course also more risky. I've thought
a long time about that. I've done some analysis about that but I'm comfortable
with the level of risk.
[00:17:59] And
if you're really looking to build a portfolio, it's a great way to accelerate
your portfolio growth. Yeah. So, I think it's a very interesting option to
build your portfolio.
Ney Torres: [00:18:12] Yeah, and it's just something I learned
a long time ago is real estate is financing, and financing is the name of the
game. Real estate is numbers. That's what it is.
[00:18:25] Somebody
told me a long time ago, just invest where the numbers make sense and leave
wherever you want to leave. So, people that may be look here in the days and
being like, “Wow, you know, talking about investing in Europe and stuff like
that.” Of course, you have to learn the tax goal, and it's worth it.
[00:18:45] You
know, I've been looking into it for like a year already, but there's
opportunities that there's not… There are other markets like Latin America that
do not have those opportunities just yet, for example. And for me right now, it's
so easy if you want to look for a financial independence to look into other
countries. Is this available in Belgium? You are from Belgium, right?
Bram:
[00:19:11]
Correct.
Ney
Torres: [00:19:12] Cool.
You live now in Netherlands.
Bram:
[00:19:14] Correct.
Yeah.
Ney
Torres: [00:19:15] Cool.
Where is this available?
Bram: [00:19:21]
I wouldn't say large but it's definitely very available in the Netherlands. There
are 57 crowdfunding platforms active in the Netherlands right now who have all
the required permissions from the regulatory bodies.
[00:19:41] So,
you know, 57 crowdfunding platforms in a country of 17 million people. I think
that's quite a lot. So that's a very interesting development. I'm actually not sure.
I haven't heard of a similar platform in Belgium actually. I think this is
definitely a Netherlands thing actually.
Ney Torres: [00:20:09] Interesting. Interesting. Wow. Yeah. How
do you decide between platforms? Why did you decide the one that you chose?
Bram: [00:20:20]
That's a very good question. There are some differences between the approach by
the various platforms. As I just mentioned, with this platform, the interest
rate is set by the platform. The level of risk tranches is set by the platform.
So, you know, the LTV tranches.
[00:20:51] And
other platforms leave the pricing up to the landlord. And then the landlord can
set the interest rates at which he's willing to attract financing. And besides
that, there are also some differences in costs, some differences in information
required.
[00:21:13] And
of course, I want deal certainty with this deal as much as possible so I've
also really looked at how popular is the platform, how many of their projects
succeed? And so, this platform called Simon in Health. They're the most popular
platform in the Netherlands. Half of their 104 projects have succeeded. Meaning
that the amount of money that the landlord wanted to attract has been raised.
[00:21:48] So
that's quite a good success rate. It's actually very impressive. I have some
friends and business connections who have used this platform. They've been very
pleased with the cooperation and, and, you know, with their success on the
platform. For me, that was also an important factor.
Ney
Torres: [00:22:12] So
you think crowdfunding is here to stay?
Bram: [00:22:16]
Yeah, for sure. I definitely think so. I also don't see a lot of reasons why it
wouldn't go away. I think the worst thing that could happen is that you would
have a big financial crisis and some people lose money. And then there was some
sort of political pressure to sort of cancel this but I don't really see that
happening to be honest.
Ney Torres: [00:22:52] Because I was talking to Leah the other
day and she said you should do this for other countries too. And I was just
talking to you about creating this resort in Cotopaxi in Ecuador. Have you seen
something for other countries?
Bram: [00:23:07]
I think actually it would be a very interesting business idea. And definitely
for someone like you who’s so entrepreneurial and who is so, you know, active
around the globe to maybe create a crowdfunding platform like this in a country
where it's not yet common, or where it doesn't even exist because also from a
business point of view, since it's such an attractive form of financing and
demands from landlords is high, and because you also receive a fairly
attractive return on investment from the point of view of an investor. Up to 7%
in this case in a very hands-off way.
[00:23:59]
There's also quite a lot of demands from investors in this type of investment.
So, I think it would be a very interesting business idea maybe to explore
whether this is feasible in Ecuador, or the US, or any other country.
Ney Torres: [00:24:14] Awesome, cool. Great ideas. What would
you tell yourself? Well, you're in the middle of it, but what would you tell
yourself two years ago when you started doing real estate?
Bram: [00:24:25]
That's a good question. I would say invest in a coach and invest in education
first because I've invested in education. I've started with a real estate
course, but you really can't learn enough. So, if I could do it over again, I
would invest even more in education. I would go to even more courses. I would
take a coach on day one because it makes you move so much faster. It results in
you taking better decisions. So, I think that's the best investment you can
make is an investment in yourself.
Ney Torres: [00:25:11] Amen, man. Yeah, for sure. You know, it
will seem like we sell coaching here because every interview we had, we ended
up saying the same thing, but I don't. I don't. I don't sell coaching or anything
like that.
[00:25:24] Someday
I may. I do like to show people how it's done, but I agree with you 110%. Now,
your experience, before we go with crowdfunding, what would you do different?
You're doing great though. You're a week into this out of a month and you have
70% of your financing already in place.
[00:25:46] I
think you've done great. I don't know if that's normal by you. I think this is
an excellent result.
Bram:
[00:25:52]
No, it's going very well. I'm very happy about it.
Ney Torres: [00:25:57] Did you market these differently or did
you just put it on the webpage and walked away? Or are you calling your
friends? Are you promoting this with your friends, family? You know, pushing
this a little bit, or did you just put it on the web?
Bram: [00:26:12]
Just a bit. One of my close friends has invested, but I haven't really marketed
it very widely because also, you know, some people would probably not respond
to it too positively. So, I first want to do this project, do maybe a second
project, and then I will start to market it more to people who are close to me.
[00:26:41] But
no, this is actually almost, you know, all the result of just investors who I
don't know. And, who've decided that they liked the project and who've invested
their money in this.
Ney Torres: [00:26:56] Wow. So, you don't need investors
anymore. That is amazing. And I was talking yesterday about this same subject
is when I invite somebody to invest with me, it’s really a favor I'm doing to
that person, I think.
[00:27:13] Of
course every project has its risks, but when you learn to invest, it is hard, it's
not that easy, but you don't really need… There are so many ways to fund a
deal. Right?
Bram:
[00:27:27] Yeah.
Ney Torres: [00:27:28] I was telling you right now, the way I'm
funding this deal is like almost no money, no risks for me on developing this
new property and this new idea. It's like when you invite people, you're really
making them a favor. Like, come in. I already thought about all this risk. I'm
taking care of them. But man, you'll never have to raise money again if you
have this. Wow.
Bram:
[00:27:50]
Yeah. It's very exciting.
Ney Torres: [00:27:54] Well, thank you very much. I want to
finish the episode with this. And again, thank you so much for sharing your
time. I know it's like 11:00 PM there now in Amsterdam.
Bram: [00:28:04]
Yeah.
Ney Torres: [00:28:05] And, thank you. Thank you so much. We'll
meet in two weeks.
Bram:
[00:28:09]
Yes, it's a pleasure Ney. Thanks for having me. And, see you soon.
Ney
Torres: [00:28:14] See
you soon. Thanks.
Bram:
[00:28:16]
Bye bye.
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