How I Raised 1 Million Dollars for My First Multifamily Deal

Are you an aspiring apartment syndicator looking to raise equity for your first multifamily deal? I know how daunting it can be to secure equity for your first deal especially when you, and the potential investors, know you just don’t have the track record, yet. However, with the right approach and strategies, it is possible to raise the necessary funds to get your first multifamily deal closed.

In this article, I will share my experience on how I managed to raise 1 million dollars for my first deal.

Here are some tips that could help you too:

1. Leverage The Track Record Of A Mentor

When approaching potential investors, it can be helpful to leverage the track record of a mentor. If you have a mentor who has successfully completed similar deals, you can point to their success as evidence of your own potential. You could also consider partnering with a more experienced investor who can provide guidance throughout the process. This is exactly what I did in the beginning by having a mentor, who at the time had about $100MM Asset Under Management (AUM).

2. Create A Big Company Aura

At first glance, the sentence above may leave you feeling confused and unsure. I agree that it is not immediately clear. However, I will never forget what my father-in-law said when he saw the newly launched Dwellynn website. He exclaimed, "Wow, this looks like a big company!" This initial impression is crucial. Potential partners, investors, and lenders who visit your site for the first time should feel the same way. It is important to pay attention to every detail. Perception is reality, so make sure to appear big from the get-go. And when reaching out to stakeholders, avoid using an email address with "@gmail.com" at the end.

More to come about this in the Apps and Software we use at Dwellynn module.

3. Build a Strong Network

Now that you have created a “big company” aura, it is time to go out with confidence into the world. Networking is crucial when it comes to finding equity for your first multifamily deal. You need to build a strong network of passive investors, mentors, and partners who can help you fund your next deal. Attend real estate conferences, events, join business associations, and participate in online forums such as BiggerPockets, LinkedIn or even Instagram to expand your network.

Personally, this is where I was able to find my partners who were out-of-state but needed a boots on the ground partner in Texas and someone who can find good assets, control the deal, and take it to closing. This is how I did it.

In conclusion, raising equity for your first deal can be challenging, but not impossible. By adding your mentor’s track record to your team’s section on your website, creating a professional look for potential stakeholders, and continually building a strong network.

That classic, though corny, line of Your Network is your Net Worth is true!

Disclaimer: The views and opinions expressed in this blog post are provided for informational purposes only, and should not be construed as an offer to buy or sell any securities or to make or consider any investment or course of action.

Questions to Ask When Evaluating an Apartment Building Deal

Let's discuss how to quickly evaluate an apartment building deal. With so many deals available, it's crucial to determine which ones are worth your time. Here are five essential questions you should always ask:

What is the net operating income (NOI)?
What is the asking price?
What is the upside potential?
What is the deferred maintenance?
Why is the seller looking to sell?

Let's delve into a bit more detail about these questions:

First, it's important to find out the NOI. This is crucial information because it helps determine what type of income the property generates and what expenses are being incurred. You will need to verify their income and expenses later, but for now, use the figures they provide.

Next, take the NOI and divide it by the asking price to determine the cap rate (the financial return of the property if you paid all cash).

For example, if the NOI is $35,935 and the asking price is $650,000, then the cap rate is 5.5%. This is a good rate for a property located in a desirable area.

If you don't know the asking price or are attempting to determine what you should offer, then you will need to find the market cap rate for similar properties in that area. One option is to ask brokers or property management companies.

For example, if the NOI is $550,000 and the market cap rate is 9%, then a fair price would be $6,111,111.

Here are some rule-of-thumb assumptions that can help you run some numbers if you don't have all the information:

Assume between $3,000-$3,500 expense per unit per year if no expenses are given.
Assume a 25% down payment, 5.5% interest rate, amortized over 25 years with a 10-year balloon payment if you have no idea about debt service.

NOTE: these assumptions are not always accurate, and should be used initially to run some numbers and determine if the deal meets your buying guidelines. To truly analyze the deal, you will need to obtain concrete information from the seller.

Now that you know the basic financials of the property, it's time to dig deeper. Here are the top three questions that you must always ask about the property:

What is the upside potential?
What is the deferred maintenance?
What is the seller's motivation?

Here's what we didn't cover in this post: Market fundamentals. Investing in the right market is the most important variable for success. Buying in a bad market can result in failure. This is a longer conversation for another day, but it's important to know that the above post assumes that your market is performing well.

10 Questions to Ask Before Purchasing An Apartment

When assessing an apartment complex, it's crucial to have access to details regarding income, expenses, and debt service. Furthermore, during a tour of the apartment, you should inquire about the following 10 items:

Why is the seller selling?

So, why are people selling their homes? Well, it really depends on the seller. Someone who's doing a 1031 exchange might have a different level of motivation than someone who's just "entertaining offers." And estate sales are different from those of someone who's retiring and moving to Florida. Make sure to ask this question a few times (at least three) because the answer could always change.

How long has it been on the market?

This can give insight into the motivation factor and potentially reveal any issues.

Will the owner do seller financing?

Seller financing can be a valuable option for both parties when negotiating a deal. It allows the seller to finance part or all of the purchase price, enabling the buyer to make payments over time. This option is beneficial for buyers who may not qualify for traditional financing or may have difficulty securing a loan. It can also help sellers sell their property more quickly and potentially receive a higher return on investment.

When considering seller financing, make sure the terms are clear and mutually beneficial. Agree on the interest rate, payment schedule, and other relevant details.

Overall, "seller financing" is a useful tool that can lead to better terms and outcomes for both parties.

What is the screening process for new residents?

Do they take people out of homeless shelters or purchase with parking situations and give them an apartment? Make sure you know what you're getting into beforehand. Do they have rental history, house rules, co-ops, Cincinnati meetup groups, mortgage payment, down payment, income requirements, work history, credit score, criminal background, and sublet policy? Check qualifications.

What is occupancy?

Knowing the number of residents in an apartment building isn't enough. You need to know the effective occupancy, which tells you how many residents are paying.

What is the market rent for an apartment?

What is the rental rate for similar apartments in the area?

What is market occupancy?

The property management company or real estate broker can provide this information.

What type of work is needed on the property?

Take this information with a grain of salt. There will likely be more issues that you discover during due diligence.

When was the last time the AC units were cleaned?

This question is best asked in person. If they don't have an answer, it may indicate that regular maintenance isn't a priority, which means more money may need to be allocated for deferred maintenance.

When did they buy the property and what did they pay?

Ask your broker or co-op reserve fund. This information can tell you what the vendor is thinking in terms of what they will get out of a great deal.

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