Podcast appearances and mentions of ivan barratt

Ivan Barratt is the CEO of The BAM Companies since 2015. He has raised close to $400M in equity, acquired over 6,300 units, and currently manages $1 billion in assets. Ivan answered and gave syndication tips in just 30 minutes - enjoy.Why listen to our interview with Ivan Barratt?[00:00-04:22] Why Syndication?[04:23-06:34] The Midwest Advantage[06:35-12:21] Best Long-Term Investment[12:22- 13:29] Sponsor: Franchising made easy[13:30-14:55] Why spend time on teams[14:56-17:35] Opportunities in the details[17:36-28:10] Deep dive: future investments[32:24-32:45] Get the best advice[32:46-34:48] 5 minutes is enoughCheck out BAM at https://www.facebook.com/BAMCapitalGroup/***DON'T KNOW WHERE TO START WITH FRANCHISING? Grab Bob Bernotas' free course for a limited time only at edu.franchisewithbob.com/idealAny questions?*** Interested in our $10k/month passive strategy? Just sign up for our newsletter at https://bit.ly/iwg-strategy BOOK IS OUT! Grab Your Copy and learn how to get your feet wet in real estate investing Download episodes to your favorite platforms at idealinvestorshow.com Connect with us through social! We'd love to build a community of like-minded people like YOU!

Send us a textIn this episode of Multifamily AP 360, host Rama interviews Ivan Barratt, founder and CEO of The BAM Companies. Ivan, a 26-year veteran of the real estate industry, shares insights on how he built a best-in-class, seven-time INC 5000 private equity firm, managing large apartment communities across seven states. They discuss Ivan's background, from his early exposure to real estate to founding The BAM Companies in 2008. Ivan also speaks about the importance of company culture, vertical integration, and fund management in achieving sustained success. Additionally, he provides valuable advice on navigating the cyclical real estate market and the advantages of investing in the Midwest. Tune in to hear about Ivan's lessons from challenging experiences and his strategies for continuous improvement. Support the showFollow Rama on socials!LinkedIn | Meta | Twitter | Instagram|YoutubeConnect to Rama Krishnahttps://calendly.com/rama-krishna/ E-mail: info@ushacapital.comWebsite: www.ushacapital.comRegister for Multifamily AP360 - 2025 virtual conference - https://mfap360.com/To find out more about partnering or investing in a multifamily deal: email: info@ushacapital.com

Real estate is more than buying and selling properties—it's about creating value for tenants, investors, and communities. How do you scale a real estate business from a single duplex to managing thousands of units? How do you navigate economic cycles while ensuring consistent returns for stakeholders?In this episode of the Value Creators Podcast, Hunter Hastings speaks with Ivan Barratt, founder of BAM Capital, about his entrepreneurial journey and the principles that have driven his success in the real estate industry.Key insights include:How Ivan scaled his business from a duplex to managing nearly 9,000 units.The importance of creating a positive workplace culture for property management success.The concept of forced appreciation and its role in increasing property value.Strategies for navigating economic cycles and balancing cash flow with long-term growth.The potential of AI in enhancing property management while preserving human connection.Whether you're an aspiring real estate entrepreneur or looking to invest in multifamily housing, this episode offers valuable lessons on leveraging innovation, culture, and strategy to create lasting value. Learn how to approach real estate as a value-driven business and scale sustainably.Resources:➡️ Learn What They Didn't Teach You In Business School: The Value Creators Online Business CourseVisit BAM CapitalConnect with Ivan Barratt on LinkedInConnect with Hunter Hastings on LinkedInThe Value Creators on Substack

Episode 74.  In this episode of the Lifetime at Work podcast, host Greg Martin interviews Ivan Barratt, founder and CEO of BAM Companies, which has acquired approximately $1.3 billion in real estate transactions. Ivan shares his journey from property management to owning large multi-residential apartments, offering advice on making money in real estate, discussing his biggest investment successes and challenges, and emphasizing the importance of building a strong company culture. They also explore the pros and cons of being a hands-on real estate investor versus investing through professionals, highlighting important lessons for aspiring entrepreneurs.00:00 Introduction to the Podcast and Guest00:56 Ivan Barrett's Business Overview02:13 Journey into Real Estate04:48 Early Challenges and Learning Experiences09:32 Raising Capital and Scaling Up18:16 Personal Insights and Company Vision19:35 Childhood and Entrepreneurial Roots21:12 Family Business Background21:27 Real Estate Investment Strategies22:11 Owner Operator vs. Passive Investor24:00 Challenges of Real Estate Management26:47 Vacation Properties and Market Risks28:44 Private Equity and Apartment Investments30:53 Navigating Market Volatility35:51 Career Advice for Aspiring Investors39:58 Final Thoughts and Contact Information

Multifamily is an easy business to understand, but hard to run. It's a low margin business, so efficiency is critical, and lack of efficiency can bury you. Just barely moving the needle in leasing, for example, can translate into a huge impact on profitability. The same can be said of maintenance. Nothing adversely impacts tenant retention than slow maintenance response times or poor work. Multifamily is a great business, but a lot of things must go right every day. Ivan Barratt, Founder and CEO of the BAM companies, has done a great job building an impressive portfolio of 25 assets with over 6000 units and $1.3 Billion assets under management. 

Discover the secret to scaling your real estate investment portfolio with insights from Ivan Barrett, a visionary in multifamily assets and strategic renovations. As a seasoned real estate investor, Ivan shares his journey from humble beginnings to managing nearly 8,600 apartments and leading BAM Capital. Learn how he turned failures into stepping stones and built generational wealth through a unique real estate investment strategy.Connect with Ivan Barrett! Visit bamcapital.com to learn how his team can help you dive into real estate investing.Subscribe to the REI Mastermind Network PODCAST for more expert insights and strategies.SUPPORT THE SHOW! Help us bring more valuable content by liking, sharing, and reviewing our podcast.Get exclusive offers and join our thriving Community of real estate enthusiasts.Ivan's achievements demonstrate that real estate investing requires resilience, education, and strategic thinking. As he emphasizes, "Start where you can; worry about the big deals later." Join us in this educational and inspiring episode to learn how to align property management with investment goals, and take steps toward creating your own path to financial freedom.#commercialrealestate #realestatesyndication #cashflowvsappreciation #multifamilyfinancing #multifamilymarketanalysisCHAPTERS:00:00 - Ivan Barratt joins the show00:24 - How Ivan got started in real estate02:49 - Lessons from property management05:59 - Is real estate investing passive income?08:17 - Questions for real estate syndicators09:40 - Getting started in real estate investing11:53 - Future of the economy12:38 - BAM's current investment strategy14:22 - Secrets to BAM's success17:55 - BAM's biggest achievement20:08 - Reflecting on past decisions21:12 - Key takeaways21:31 - Rapid fire questions21:50 - Common lies in real estate investing22:50 - Advice for younger self23:10 - Time-saving strategies in business24:15 - Ivan's book recommendation24:17 - Wrapping upRealDealCRM.comRealDealCRM is your Real Estate Investing Virtual Assistant. A Real Estate Investing CRM for Real Estate Investors created by Real Estate Investors. SMS, Stealth Voicemails, Phone, Voicemail, Funnels, and AUTOMATION in a single platform! Check out more details at RealDealCRM.comLIKE • SHARE • JOIN • REVIEWWebsiteJoin the REI Mastermind Network on Locals!Apple PodcastsGoogle PodcastsYouTubeSpotifyStitcherDeezerFacebook

In this episode, Ivan takes us through his incredible journey from humble beginnings to becoming one of the Midwest's top multifamily owners, managers, and syndicators. As the Founder and CEO of The BAM Companies, Ivan has raised nearly $400 million in equity and managed over $1.33 billion in transaction volume.With his firm now recognized as a six time Inc5000 honoree, Ivan shares the strategies that have fueled his success, including insights into equity finance, acquisitions, and company strategy. Whether you are a seasoned investor or just getting started, Ivan's story offers invaluable lessons in scaling a real estate portfolio, achieving operational excellence, and staying focused on long-term goals.Show Highlights:✅01:35 – Who is Ivan?✅08:09 – Market investing✅15:27 – Syndication vs fund✅26:10 – Market supply✅34:13 – The 4 toppings✅38:01 – Final thoughts

In this episode of Invest in Sqft,  Guest Ivan Barrat reveals how current market conditions, marked by liquidity challenges, are creating unprecedented buying opportunities. With fewer bidders for high-quality assets, Ivan's team is capitalizing on a rare chance to acquire valuable properties. Discover how they've managed to stay ahead by preparing for market downturns and leveraging their unique position. Also shares his insights on the long-term outlook for the U.S. market amidst inflationary pressures and geopolitical shifts. Tune in to learn why thriving in tough times can set you up for future success and gain expert advice on navigating the evolving investment landscape.

Welcome to another insightful episode of the Jake and Gino podcast!  Today, we're bringing you an exclusive conversation with Ivan Barratt, the founder and CEO of BAM Companies. With over 20 years of experience in real estate and having acquired more than 5,900 units, Ivan shares his incredible journey and invaluable insights into the multifamily real estate industry.Timestamps:00:00 - The Evolution of BAM Capital05:02 - Starting the Management Company08:05 - Shifting from Property Manager to Capital Raiser15:18 - Unique Aspects of BAM Capital's Management18:18 - Using AI and VAs to Manage Payroll Costs20:14 - Key Performance Indicators (KPIs) for Success23:37 - Tips for Scaling Early in Real Estate25:58 - The Conveyor Belt Strategy in Real Estate27:59 - The Allure and Pitfalls of Third-Party Management33:19 - Vertically Integrated vs. Third-Party Management34:27 - Managing Debt and Financial Strategy36:19 - Current Real Estate Market Trends40:49 - Recommended Reads for Real Estate ProfessionalsKey Takeaways:Ivan's strategy of starting small and scaling gradually.The importance of a strong company culture in property management.Leveraging technology and virtual employees to streamline operations.Insights into current real estate market trends and opportunities.The benefits of being vertically integrated in the multifamily sector.Connect with Us:Visit BAM Capital: BAMCapital.comFollow Jake and Gino: Jake and GinoSubscribe to our podcast for more expert insights: Jake and Gino PodcastJoin the Conversation: Have questions or thoughts about today's episode? Drop a comment below! Don't forget to like, share, and subscribe for more real estate wisdom!Follow Us on Social Media:Instagram: @jakeandginoTwitter: @jakeandginoFacebook: Jake and GinoTags: #RealEstate #MultifamilyInvesting #PropertyManagement #JakeAndGino #IvanBarratt #BAMCapital #RealEstatePodcast #InvestingTips #RealEstateSuccess Enjoyed the episode? Give us a thumbs up and hit the bell icon to stay updated on our latest releases!

Ivan Barratt is a 20-year veteran of the real estate industry who currently serves as founder and CEO of The BAM Companies. Since 2015, he's raised nearly $400M in equity, acquired over 6,300 units, and amassed a staggering $1 billion in assets under management. Under his leadership, The BAM Companies became a three-time Inc 5000 Best in Series private equity and management firm. In today's conversation, Ivan shares his experience working in real estate for over two decades, highlighting the lessons learned by losing everything during the 2008 financial crisis and his remarkable comeback that transformed BAM into a real estate powerhouse. In this episode, you'll learn:✅ How Ivan went from the brink of bankruptcy to managing over 1$ billion in assets.✅ Ivan's three key principles for finding a trustworthy real estate sponsor that'll help you make informed and secure investments.✅ The optimal loan structures and strategies for launching a successful multifamily real estate business.Show Notes: LifestyleInvestor.com/188Tax Strategy MasterclassIf you're interested in learning more about Tax Strategy and how YOU can apply 28 of the best, most effective strategies right away, check out our BRAND NEW Tax Strategy Masterclass: www.lifestyleinvestor.com/taxStrategy Session For a limited time, my team is hosting free, personalized consultation calls to learn more about your goals and determine which of our courses or masterminds will get you to the next level. To book your free session, visit LifestyleInvestor.com/consultationThe Lifestyle Investor InsiderJoin The Lifestyle Investor Insider, our brand new AI - curated newsletter - FREE for all podcast listeners for a limited time: www.lifestyleinvestor.com/insiderRate & ReviewIf you enjoyed today's episode of The Lifestyle Investor, hit the subscribe button on Apple Podcasts, Spotify, or wherever you listen, so future episodes are automatically downloaded directly to your device. You can also help by providing an honest rating & review.Connect with Justin DonaldFacebookYouTubeInstagramLinkedInTwitterSee Privacy Policy at https://art19.com/privacy and California Privacy Notice at https://art19.com/privacy#do-not-sell-my-info.

Ivan Barratt is a multifamily owner, manager, and syndicator who specializes in large apartment communities in the Midwest. The founder and CEO of The BAM Companies, Barratt joins host Ash Patel on the Best Ever Show to discuss how his company not only weathered the high-interest-rate storm in 2023, but thrived, and is in a position to continue thriving in 2024 and beyond. In this episode, Barratt discusses why and how his company prioritizes an operational value of traditional physical value-add approach, creating a company culture that cultivates loyal team members, how his company deploys and distributes its capital, how he's finding deals today in a competitive market, and much, much more.   NOTE: He was previously on the show way back in 2018. Ivan Barratt | Real Estate Background  Founder/CEO of The BAM Companies ~7500 apartments total (sold about 2,000 so far) Based in Carmel, IN Say hi to him at BamCapital.com Sponsors: Monarch Money My1031Pros

Ivan Barratt is a multifamily property manager, and syndicator. Ivan specializes in overseeing expansive apartment communities in the Midwest. Since 2015, Ivan has successfully secured close to $400 million in equity, acquired a portfolio of over 6,300 units, and managed assets surpassing $1 Billion. Under his leadership, The BAM Companies has evolved into a distinguished private equity and management firm, achieving the prestigious distinction of being a five-time Inc. 5000 awardee. Currently, Ivan directs his efforts toward equity finance, strategic acquisitions, and shaping the overall strategy of the company. To get in contact with Ivan, reach out to him here: invest@bamcapgroup.com Instagram: https://www.instagram.com/bamcapitalgroup Facebook: https://www.facebook.com/BAMCapitalGroup YouTube: https://www.youtube.com/channel/UCLufWyEaqPxDDfTwwNWZ1lQ LinkedIn: https://www.linkedin.com/company/bamcapital/?viewAsMember=true Keeping it Real Estate is brought to you by Granite Towers Equity Group, helping investors create passive income through multifamily real estate. To get in touch with the founders of Granite Towers, Mike Roeder and Dan Brisse, visit https://www.granitetowersequitygroup.com/contact

Ivan Barratt is a multifamily owner, manager, and syndicator who specializes in large apartment communities in the Midwest. Since 2015, Ivan Barratt has raised nearly $400 million in equity, acquired over 6,300 units, and managed over $1 billion in transaction volume. His company, The BAM Companies, has grown to a best-in-class, six-time Inc5000, private equity, and management firm. Today, Ivan focuses his time on equity finance, acquisitions, and company strategy. Join our conversation with Ivan Barratt as he shares insights on maintaining a strong company culture, nurturing a competent team, marketing and raising capital, and the importance of delivering value Ivan shares… Why navigating through economic downturns requires grit, ingenuity, and strong company culture The importance of hiring a team that complements your skills and the development of core values that guide decision-making processes. The philosophy of continuous improvement (kaizen) as a guiding principle for long-term success. Innovation, learning, and adapting to changing circumstances as essential elements for sustained growth. And so much more!   Find Ivan on: Website - https://bamcapital.com/ Instagram - https://www.instagram.com/bamcapitalgroup/ Twitter - https://twitter.com/BAMCapitalGroup LinkedIn - https://www.linkedin.com/company/bamcapital/ Facebook - https://www.facebook.com/BAMCapitalGroup   Help us reach new listeners by leaving us a rating and review on Apple Podcasts! It takes less than 30 seconds and really helps our show grow, which allows us to bring on even better guests for you! Thank you in advance!   -----------------------------------------------------------------   Watch, Enjoy & Like! Agostino   ✅ DON'T DELAY! SUBSCRIBE TODAY! ✅ https://www.youtube.com/bulletproofcashflow  

After many years of escalating prices, it's now a buyer's market for institutional, quality multi-family assets. Institutions are on the sidelines as they rebalance investment portfolios, and it's become much harder for newer operators to raise money. As a result, the buyer pool has shrunken, and prices have decreased. Class A, new vintage properties are selling for 10% off their peak in growing secondary markets in the Midwest. Ivan Barratt, Founder of the BAM companies, a fully vertically integrated Private Equity multifamily Real Estate firm, has close to 1 Billion in assets under management and has generated greater than a 35% IRR to investors with an average of a 3.5 year hold time. 

Welcome back, Elevate Nation! Join Tyler Chesser as he sits down with the incredible Ivan Barratt, a multifamily real estate expert and syndicator. In this episode, you'll discover how to design a culture that compounds and grows, create an organization that outlasts you, and make a lasting impact. With valuable insights on mindset, personal development, and real estate investing, this conversation will elevate your performance and lifestyle. So, get ready to raise the bar and unlock your hidden capabilities with Ivan Barratt.    ✅ KEY POINTS ✅  ✅ The journey of getting out of debt, starting a management business, and using it as a steppingstone towards larger real estate deals.  ✅ Designing a culture of growth, creating opportunities, and building a real estate empire that extends beyond personal involvement.  ✅ Building a business that can thrive and grow, emphasizing the vision of a large company.  ✅ Reinvesting revenue into hiring key personnel and implementing systems to propel the company's growth  ✅ Personal and professional growth requires self-reflection, seeking support from peer groups and coaches, prioritizing well-being, and learning from mistakes for growth.  ✅ Significance of discipline, a strong track record, and acquiring great assets at fair prices to attract investors and create value through effective management and market insights  ✅ Importance of growing their business through investing in others and acknowledging the importance of their leadership team and partners.    LINKS  Keep up with the Elevate Podcast: https://elevatepod.com/  Interested in investing with Tyler? Visit https://www.cfcapllc.com/    FIND IVAN  The BAM Companies https://thebamcompanies.com/   LinkedIn: https://www.linkedin.com/company/bamcapital/  Facebook: https://www.facebook.com/BAMCapitalGroup  Instagram: https://www.instagram.com/bamcapitalgroup/      NAMES AND BOOKS  “Rich Dad Poor Dad” by Robert T. Kiyosaki https://www.amazon.com/Rich-Dad-Poor-Teach-Middle/dp/1612681131/ref=sr_1_1?keywords=rich+dad+poor+dad&qid=1684762978&sr=8-1  "Richer, Wiser, Happier" by William Green https://www.amazon.com/Richer-Wiser-Happier-Greatest-Investors/dp/B08CVR78CH/ref=sr_1_1?crid=JKLYG2DXA5QM&keywords=%22Richer%2C+Wiser%2C+Happier%22+by+William+Green&qid=1684763034&sprefix=richer%2C+wiser%2C+happier+by+william+green+%2Caps%2C164&sr=8-1  "Great and Turn in the Flywheel" by Jim Collins https://www.amazon.com/Turning-Flywheel-Monograph-Accompany-Great/dp/0062933795/ref=asc_df_0062933795?tag=bingshoppinga-20&linkCode=df0&hvadid=80264404157466&hvnetw=o&hvqmt=e&hvbmt=be&hvdev=c&hvlocint=&hvlocphy=&hvtargid=pla-4583863981799984&psc=1  "Mastering the Market Cycle" by Howard Marks https://www.amazon.com/Mastering-Market-Cycle-audiobook/dp/B07HRXTXZT/ref=sr_1_1?crid=291NF50OP4QPD&keywords=%22Mastering+the+Market+Cycle%22&qid=1684763169&s=books&sprefix=mastering+the+market+cycle+%2Cstripbooks%2C257&sr=1-1  "Merchants of Debt" by George Anders https://www.amazon.com/Merchants-Debt-Version-George-Anders-ebook/dp/B00C0XPLX6   

We dive back into the archives to some of our favorite moments.Episodes 1558 & 1548WS1558: YouTube Marketing for Real Estate | Levi LascsakAs one of the most popular social media platforms, YouTube has the potential for bringing higher visibility and traffic, engagement and conversion rates. Yet, most real estate investors don't know how to optimize it. What's the secret to getting the marketing tactics right?Levi Lascsak, the co-founder of The Reel Agents, has built the fastest-growing and most viewed real estate YouTube channel in Dallas that generates three to five inbound leads per day. Learn the best strategies when it comes to YouTube marketing for real estate in this new episode.WS1548: How to Start A Multifamily Business | Ivan BarrattStarting a multifamily business, or any business, is not a walk in the park. There are many things to learn, unlearn, and even relearn. There are many hardships and obstacles that will surely come your way. Often, these are called birth pains. But, once you have established your business, there's no other way but to go up.In the first episode of our three-part series with Ivan Barratt of BAM Companies, he tells us how he began his real estate business and grow it to how it is today. Ivan kicks off by sharing about BAM Companies and how vertically integrated the company is. He then shares that he started the company in his spare bedroom and doing it all at first. He also talks about the importance of having a coach, the people you are working with, and getting your family's support. Listen now and be inspired by Ivan's journey!VISIT OUR WEBSITEhttps://lifebridgecapital.com/Here are ways you can work with us here at Life Bridge Capital:⚡️START INVESTING TODAY: If you think that real estate syndication may be right for you, contact us today to learn more about our current investment opportunities: https://lifebridgecapital.com/investwithlbc⚡️Watch on YouTube: https://www.youtube.com/@TheRealEstateSyndicationShow

Inflation is one of the major concerns now in many parts of the world. And in the U.S., the Federal Reserve raised rate hikes several times last year in hopes to address this. So, entrepreneurs, how can one navigate through this current economic climate which is affecting all industries?In the last part of our three-part series with Ivan Barratt of the BAM Companies, Ivan shares what he thinks will be the Fed's next move, how it will affect the industry, the ways they manage risks, and why there's the possibility of more opportunities to transact now. He also explains why he thinks it is a great time to trade in the paper for hard assets, particularly multifamily housing in the Midwest. Listen now!Key Points From This Episode: Ivan says today's inflation has come in cooler than expected.Ivan believes this is a great time to trade paper into hard assets.Why investing in multifamily housing in the Midwest is a good idea right now?Ivan shares he's planning to go from four assets per year to up to 10.How does Ivan expect his current units to perform over the next six to 12 months?What has changed in the way that Ivan manages his assets?Ivan says continuous improvement is an advantage in the property management side of your real estate business.How many reserves should you have?What's the most important metric that Ivan tracks personally and professionally?The number one thing that contributed to Ivan's success is faith.How does Ivan like to give back?Tweetables:“From a macro long-term perspective, I think it's an incredibly advantageous time to take paper money and trade it in for hard assets that generate income. And my favorite hard asset that generates income is multifamily housing.”“I think I'll be a net buyer as well, what that means is, I'll be buying a lot more units than I will be selling.”“By having the flexibility of floating shorter-term debt, with rate caps, and more cash on the side, those are my insurance I can be more nimble as to when I sell the asset.”“We're making sure that we got the best asset management team on the field or making sure that they're looking over the shoulders of the property management side of the house.”Links Mentioned in Today's Episode:Ivan Barratt on LinkedInThe Bam Companies' websiteWS1548: How to Start A Multifamily Business | Ivan BarrattWS1549: Capital Raising During a Recession | Ivan BarrattAbout Ivan BarrattIvan Barratt is a multifamily owner, manager, and syndicator specializing in large apartment communities in the Midwest. Since 2015, Ivan Barratt has raised nearly $250 million in equity, acquired over 5,900 units, and grown the BAM Companies to a best-in-class, four-time Inc. 5000 private equity, and management firm.Today, Ivan focuses on equity finance, acquisitions, and company strategy. Currently, his company manages nearly $700 million in syndicated assets.

Recession is inevitable. It is part of any economic cycle. Thus, as a real estate entrepreneur, one needs to be prepared for possible downturns including recession. In the second episode of our three-part series with Ivan Barratt of the BAM Companies, he takes a deeper dive into ways that you can raise capital amidst a recession.Ivan says some ways you can secure capital is by having repeat investors, securing referrals, and adding value to others. He also emphasizes the importance of education, using different channels to market, and vetting the team first before looking at the deal. He then explains why operations are going to be critical moving forward. Enjoy the show!Key Points From This Episode: Ivan discusses the strategies he used to raise capital even amid a recession.Why is it important to double down on education?The obstacles that new syndicators may face.Ivan says the more you do well in this business and the more you show returns, that could be an advantage for you and your investors.Ivan elaborates on ways in which an operator can raise capital.Ivan shares that he started as a door-to-door salesman.Why adding value to others can help you with your business?How did Ivan utilize Bigger Pockets?What's the focus of Ivan's marketing right now?Ivan shares they are using Copper as their CRM tool right now.What should passive investors look for in a deal to make sure that it is prepared for any downturn?Tweetables:“I'll say that this year with the market volatility, certainly the air coming out of a lot of speculative assets, crypto stock market, the housing market is certainly correcting, especially in some of the red hot post-Covid markets where prices swung way off the mean.”“So you're starting to get into smaller family offices and some pretty successful families, you're seeing more allocation to real estate there. So, how that translates into strategy is finding good deals that those investors are going to get to like to see inside our funds. We don't do single assets very often anymore, we typically raised in a fund format which some of those larger investors really want.”“We've really doubled down on education, from an investment standpoint to our investors.”“The more you do well in this business, and the more you show returns, and communicate and respond quickly and show transparency, the more that momentum builds.”“Taking care of clients, clients tend to refer you to their friends, and that can grow.”“We're seeing now this flight to quality and investments where you really got to understand the investments you're getting into. The downside as much as the upside.”“I look at the team and the track record. I bet on management teams and sponsors before I look at the deal.”“Operations are going to be critical moving forward.”Links Mentioned in Today's Episode:Ivan Barratt on LinkedInThe Bam Companies' websiteWS1548: How to Start A Multifamily Business | Ivan BarrattBigger PocketsAbout Ivan BarrattIvan Barratt is a multifamily owner, manager, and syndicator specializing in large apartment communities in the Midwest. Since 2015, Ivan Barratt has raised nearly $250 million in equity, acquired over 5,900 units, and grown the BAM Companies to a best-in-class, four-time Inc5000, private equity, and management firm.Today, Ivan focuses on equity finance, acquisitions, and company strategy. Currently, his company manages nearly $700 million in syndicated assets.

Starting a multifamily business, or any business, is not a walk in the park. There are many things to learn, unlearn, and even relearn. There are many hardships and obstacles that will surely come your way. Often, these are called birth pains. But, once you have established your business, there's no other way but to go up.In the first episode of our three-part series with Ivan Barratt of BAM Companies, he tells us how he began his real estate business and grow it to how it is today. Ivan kicks off by sharing about BAM Companies and how vertically integrated the company is. He then shares that he started the company in his spare bedroom and doing it all at first. He also talks about the importance of having a coach, the people you are working with, and getting your family's support. Listen now and be inspired by Ivan's journey!Key Points From This Episode: Ivan talks about BAM companies and how they are vertically integrated.Ivan shares that he started back in 2010 by running his own property management.Why did Ivan start property management first?When did Ivan realize that he can scale his business and do a large apartment building community?Why is building relationships with your clients important?What were the difficulties that Ivan faced when closing his first deal?Ivan shares how he and his wife overcame the struggles of getting their first deal done.What would have Ivan done differently knowing what he knows now?Ivan emphasizes the need of having a good coach.What helps Ivan and his business not fall apart?Tweetables:“We don't go to big institutions, we democratize real estate for the individual investor.”“I've realized that one of the secrets for me (is), this is my journey, everybody's got a different one, but one of the secrets for me was I had to first do what I hate in order to one day get to do what I love.”“I had this idea that if I could figure that out on the small stuff first, that that would aid me in the future when I started doing bigger deals.”“The real key is action, no matter how small the step is.”“I'm a huge proponent of having a coach in my life in any area that I want to improve.”“My best assets are the people that work alongside me that bought into our vision.”Links Mentioned in Today's Episode:Ivan Barratt on LinkedInThe Bam Companies' websiteThe ABCs of Property Management: What You Need to Know to Maximize Your Money NowDave Lindahl – Apartment House RichesThe 7 Habits of Highly Effective PeopleAbout Ivan BarrattIvan Barratt is a multifamily owner, manager, and syndicator specializing in large apartment communities in the Midwest. Since 2015, Ivan Barratt has raised nearly $250 million in equity, acquired over 5,900 units, and grown the BAM Companies to a best-in-class, four-time Inc. 5000 private equity and management firm.Today, Ivan focuses on equity finance, acquisitions, and company strategy. Currently, his company manages nearly $700 million in syndicated assets.

Ivan Barratt is a multifamily owner, manager, and syndicator who specializes in large apartment communities in the Midwest. Since 2015, Ivan Barratt has raised nearly $250 million in equity, acquired over 5,900 units, and grown the BAM Companies to a best-in-class, four-time Inc. 5000, private equity, and management firm. Today, Ivan focuses his time on equity finance, acquisitions, and company strategy. Currently, his company manages nearly $700 million in syndicated assets.  We talked to Ivan about his transition from single assets to the fund model, how the fund model works, its pros and cons and the Midwest Market.   Announcement: Download Our Sample Deal and Join Our Mailing List   [00:01 – 04:03] Opening Segment  Ivan talks about his background. He talks about how he grew his leadership teams and BAM Capital; [04:03 – 19:44] The Fund Model What makes the Midwest Market great; Why he moved from single assets to the fund model; Pros and cons of the fund model; Things to be aware of before transitioning to the fund model; He talks about investing in a fund; What to expect in terms of communication with the investors in the fund model; [19:44 – 31:05] More Capital Fund manager vs Syndicator; What to do before leaping into the fund model What's recapping of assets; How you can double your capital in five to six years;  [31:05 – 36:43] Round of Insights Apparent Failure: The great financial crisis   Digital Resource: Real Vision   Most Recommended Book: Turning The Flywheel   Daily Habit: Journaling   #1 Insight for Investing  It's so important for an investor to get as educated as they can.   Best Place to Grab a Bite in Indianapolis:  Ramen Ray   Contact Ivan: To learn more go to thebamcompanies.com or bamcapgroup.com. Tweetable Quotes: “Don't bet on the horse - bet on the jockey.” - Ivan Barratt “If you do it right, and you push on hard enough and you build it - It becomes its own sustaining momentum over time” - Ivan Barratt Thank you for joining us for another great episode! If you're enjoying the show, please LEAVE A RATING OR REVIEW,  and be sure to hit that subscribe button so you do not miss an episode.

There's no substitute for experience and focus. A lot of risk is mitigated by becoming an expert in one thing and doing it over and over. As an investor, you want to invest with people that have mastered one thing. Ivan Barratt, founder of BAM, a fully vertically integrated multifamily syndicator out of Indianapolis, has dominated his local market and has generated exceptional returns for his investors.

Today, Ivan Barratt shares lessons and tips for multifamily syndication and property management. He'll talk about how to grow from owning a duplex to handling millions of dollars worth of assets, the importance of learning from failures, and a strategy called "recapitalization of assets." Lastly, discover how significant it is to have the right people in every business's success!Key Takeaways To Listen ForThe path to take to grow a multifamily portfolioWhere to find investors for a multifamily syndicationBenefits of making failures early in real estateAdvantages of recapitalizing assets in multifamily syndicationImportance of people in the success and growth of your organizationResources Mentioned In This EpisodeFree Apartment Syndication Due Diligence Checklist for Passive Investor About Ivan BarrattIvan Barratt is a multifamily owner, manager, and syndicator who specializes in large apartment communities in the Midwest. Since 2015, Ivan Barratt has raised nearly $250 million in equity, acquired over 5,900 units, and grown the BAM Companies to a best-in-class, four-time Inc5000, private equity, and management firm. Today, Ivan focuses his time on equity finance, acquisitions, and company strategy. Currently, his company manages nearly $700 million in syndicated assets.Connect with IvanWebsite: BAM Capital Linkedin: BAM Capital | Ivan BarrattFacebook: BAM CapitalInstagram: @bamcapitalgroupPhone: 317-762-2625To Connect With UsPlease visit our website: www.bonavestcapital.com and please click here, to leave a rating and review!SponsorsGrow Your Show, LLCThinking About Creating and Growing Your Own Podcast But Not Sure Where To Start?Visit GrowYourShow.com and Schedule a call with Adam A. Adams.Dream Chasers PodcastWant to listen to another Next Level Show?Subscribe to DREAM CHASERS | Interviews with the Future Podcast!

Today I had the pleasure of speaking with the Entrepreneur, and the founder and CEO of Barrat Asset Management, Ivan Barrat.Let's dive into Ivan's story of how you can grow your business platform like a pro!Things you will learn in this episode:[00:01 - 06:43] Opening SegmentI introduce and welcome guest Ivan Barratt to the showIvan talks about the multifamily marketCapitalizing on opportunities[06:44 - 14:14] How The Economy Looks During COVID-19 CrisisIvan talks about the economy's struggle during this potential recessionWe are in a "Syndication Bubble"Ivan shares fantastic advice on how you can take advantage of this situation[14:15 - 25:04] How To Grow Your Business Platform"It's not businesses that fail all the time. It's people."Ivan shares a secret if you want to crush the property management industryIvan talks about the amazing team behind his success[25:05 - 31:34] The FINAL FOURWhat was the worst job that you ever had? Working in the locker room, handing out towels.What was the book that has given you a paradigm shift?Antifragile by Nassim TalebWhat skill or talent would you like to learn?SailingWhat does success mean to you?"Health, financial security, good spiritual relationship, getting high marks in both marriage and fatherhood"Connect with Ivan online. See links belowFinal words from meTweetable Quotes: "It's not businesses that fail all the time. It's people." - Ivan BarrattResources mentioned in the episode:Robert KiyosakiGrant CardoneTim FerrisRich Dad Poor Dad by Robert KiyosakiThink And Grow Rich by Napoleon HillAntifragile by Nassim TalebYou can connect with Ivan on Linkedin, or check his website https://www.ivanbarratt.com/, and https://www.barrattassetmanagement.com/ to know more. You can get into Ivan's calendar through his personal assistant. Call 317-762-2625 or send an email to ivan@barrattassetmanagement.comWHERE CAN I LEARN MORE?Be sure to follow me on the below platforms:Subscribe to the podcast on Apple, Spotify, Google, or Stitcher.LinkedInYoutubeExclusive Facebook Groupwww.yonahweiss.com None of this could be possible without the awesome team at Buzzsprout. They make Support the show (https://www.buymeacoffee.com/weissadvice)

Ivan Barratt is a multifamily owner, manager, and syndicator who specializes in large apartment communities in the Midwest. Since 2015, Ivan Barratt has raised $150 million in equity, acquired over 6,000 units, and grown Barratt Asset Management (BAM) to a best-in-class, three-time Inc 5000, private equity, and management firm. Today, Ivan focuses his time on equity finance, acquisitions, and company strategy. Currently, his company manages nearly $700 million in syndicated assets. Learn More About Ivan Here: The BAM Companies: https://thebamcompanies.com/ What do you want to hear/see more of and less of? What question do you always wish I would ask but I never do? Connect with the Global Investors Show, Charles Carillo, and Harborside Partners: ◾ Setup a FREE 30 Minute Strategy Call with Charles: schedulecharles.com/  ◾ Global Investors Web Page: https://charleskcarillo.com/global-investors-podcast/ .◾ Join Our Email Newsletter: http://bit.ly/32pehL0 ◾ Foreign Investing in US Real Estate Facebook Group: facebook.com/groups/ForeignInvestingInUSRealEstate/    

Ivan Barratt is a 20-year veteran of the real estate industry and currently serves as founder and CEO of The BAM Companies. Ivan is a multifamily owner, fund manager, and syndicator who specializes in large apartment communities in the Midwest. Since 2015, he has raised over $100 million in equity, acquired well over 5,000 units, and grown The BAM Companies (BAM Capital, BAM Management, and BAM Construction) to a best-in-class, four-time Inc5000, private equity, and management firm.Join Our Passive Investor NetworkDownload Our Passive Investor Guide to Multifamily SyndicationsWE DISCUSS:Finding a mentor in real estate.Starting his own property management company.Transitioning from property management to a syndication business.The effects of him being a value investor.How he has scaled his business.His advice on finding a partner in building a business.Getting inspiration from the great ones to grow his business.His biggest challenge.What's going really well with his business.KEY QUOTE:“The biggest thing for us in scale so much of it comes down to people. It's actually pretty simple but it's just really hard to execute. A lot of it boils down to finding great people and then it's my job to get out of their freaking way.”CONNECT WITH OUR GUEST:Company Website: thebamcompanies.comFacebook: BAM Capital Instagram: @bamcapitalgroupLinkedIn: The Bam Companies YouTube: BAM CapitalCONNECT WITH US! Visit our Website: https://www.canovocapital.com/podcastConnect with us on Facebook: https://www.facebook.com/apartmentinvestingjourney/?modal=admin_todo_tourFollow us on YouTube: https://www.youtube.com/channel/UCpmNIzpEzxGn5ZuNgjAVV-w/featuredFollow us on Instagram: https://www.instagram.com/apartmentinvestingjourney/Listen on Apple Podcasts: https://podcasts.apple.com/us/podcast/apartment-investing-journey/id1464256464

Ivan Barratt is a 20-year veteran of the real estate industry and currently serves as founder and CEO of The BAM Companies. Ivan is a multifamily owner, fund manager, and syndicator who specializes in large apartment communities in the Midwest. Since 2015, he has raised over $100 million in equity, acquired well over 5,000 units, and grown The BAM Companies (BAM Capital, BAM Management, and BAM Construction) to a best-in-class, four-time Inc5000, private equity, and management firm. Today, Ivan focuses his time on equity finance, acquisitions, and company strategy. Currently, his firm manages $650 million in assets. Ivan is an active member of the Young Presidents Organization (YPO), the National Multihousing Council (NMHC), serves on the executive board of the Indiana Apartment Association, and is a member of The Penrod Society; a not-for-profit arts organization. He enjoys public speaking and has been on countless podcasts discussing real estate, entrepreneurship, and personal growth. Ivan lives in Carmel, IN with his wife and three children. In this episode Ivan talks about why he and his team are focusing on A & B class assets as opposed to value-add 1960s-70s vintage properties. He talks about why his team is on their 2nd fund now, and how that's working for them. Ivan also shares this thoughts about growing your business and tips for making your first hires. Ivan tells us what he would do if he started from zero employees again, who he would hire first, and what he would do differently.  Connect with Ivan: Company Website: www.thebamcompanies.com Facebook: BAM Capital Group  Instagram: @bamcapitalgroup  LinkedIn: The BAM Companies YouTube: BAM Capital YouTube Partner with us: www.pac3capital.com Follow the show on Instagram: @themultifamilytakeoff

Ivan Barratt is the Founder and CEO of The BAM Companies, which specialize in the acquisition and management of multifamily apartment communities. The BAM Companies consist of BAM Capital, BAM Management, and BAM Construction and have over $593 million in total assets. Ivan's company has been listed three times on the Inc. 5000 list. In addition to his role at The BAM Companies, Ivan is also a Managing General Partner for 11 apartment complexes, the Owner of two apartment complexes, and the President of the Reserve at Broad Ripple Homeowners Association. He has held several leadership positions at the Penrod Society and is an active member of the Young Presidents' Organization (YPO). In this episode… Every business faces challenges in its launch period. But what does it take to build your business during all-encompassing economic hardships? Ivan Barratt has the answer. Two years after the financial crisis in 2008, Ivan started his real estate company. Ten years later, they were hit again with the COVID-19 pandemic. Luckily, Ivan built a strong foundation for his business, allowing them to flourish during the tough times. So, what's his secret? Much of his company's success lies in its culture. For Ivan, it's important that his team has fun, lifts each other up, and continues growing — because when your people grow, your company grows. In this episode of the Top Business Leaders Show, John Corcoran is joined by Ivan Barratt, Founder and CEO of The BAM Companies, to talk about leading through challenging times. Ivan shares his tips for finding success in your business, the importance of company culture and client experience, and the people that have taught him valuable lessons. Stay tuned!

Ivan Barratt is a multifamily owner, manager, and syndicator who specializes in large apartment communities in the Midwest. Since 2015, he has raised nearly $150 million in equity and acquired over 5,000 multifamily units. Today, Ivan focuses his time on equity finance, acquisitions, and company strategy. His company, BAM Capital, manages nearly $593 million in syndicated assets. In this episode, Ivan discusses why he prefers multifamily apartments, why structuring debt effectively is critical and how a refinance with infinite returns might not be the best way to increase returns.Ivan talks about the strength of multifamily in the current market and the risks of both inflation and deflation.He discusses the difference in debt structures, the importance of properly structured bridge debt and efficient long-term debt.Ivan talks about the benefits of selling an asset rather than refinancing and why the infinite return model may be less effective than selling an asset and recycling the funds into a new deal.Ivan discusses why he prefers a fund model rather than an individual asset investment and why a fund is better for the sponsor and the investor.Ivan explains how to analyze a sponsor who is managing a fund and importance of finding a fit between investor and fund manager and if there is no fit. It's ok for both parties to move on.  He also talks about the importance of referrals when analyzing a sponsor.Podcasts he recommends:Real Vision  To connect with Ivan, go to https://capital.thebamcompanies.com or call him at 317-762-2625.If you would like to contact Jim Pfeifer, you can email him at jim@leftfieldinvestors.com or if you would like to find out more about Left Field Investors go to www.leftfieldinvestors.com.  Our sponsor, Tribevest provides the easiest way to form, fund, and manage your Investor Tribe with people you know like, and trust.  Tribevest is the Investor Tribe management platform of choice for Jim Pfeifer and the Left Field Investor's Community.    Tribevest is a strategic partner and sponsor of Passive Investing from Left Field.  

Ivan Barratt is a 20 year veteran of the real estate industry and currently serves as founder and CEO of The BAM Companies. Ivan is a multifamily owner, fund manager, and syndicator who specializes in large apartment communities in the Midwest. Since 2015, he has raised nearly $100 million in equity, acquired well over 4,000 units, and grown The BAM Companies to a best-in-class, three-time Inc5000, private equity, and management firm.  Here's some of the topics we covered: Adding value to class A properties Best of times, Worst of times Alternatives to Agency Debt Impact of inflation Demand for suburban garden apartments What to look for in a tertiary market History repeats Deflation vs Inflation The dis-inflation of technology The power of coaching and masterminding The value of an executive assistant  “What got you here, won't get you there” To find out more about partnering or investing in a multifamily deal: Text Partner to 72345 or email Partner@RodKhleif.com  For more information on our guest, please visit: http://thebamcompanies.com

In today's podcast, Ivan Barratt highlights the importance of having a business mindset and the power of a network in entrepreneurship.  Ivan is the Founder and CEO of Barratt Asset Management (BAM). He is a multifamily unit owner and syndicator who has acquired over 2,500 units since 2015. His companies manage well over $250M in assets today, comprising nearly 3,500 units.  Connect with Ivan Barratt: Website: https://www.bamcapgroup.com  Connect with Chris Bello: Instagram: https://www.instagram.com/chrisbello_  Get my free guide: https://chrisbello.com/free  Get help buying/selling a house in the US: https://calendly.com/chrisbellorealestate/workwithchris 

Whether it's leaving your nine to five day job to start your own business, to become an entrepreneur, or even to earn passive income from alternative investments, starting over and making changes can be a difficult decision to make. But as Ivan Barratt, founder and CEO of Barratt Asset Management, exemplifies, starting small doesn't mean you have to limit the size of your dreams. What began as a single duplex managed from a spare bedroom has transformed into a portfolio of over 4,000 units, a staff of 100 employees, and $430 million in syndicated assets. Join us as we sit down with Ivan to discuss the growth of his company, his discoveries and lessons learned throughout his time in the real estate industry, how he and his team turned small deals into big deals, and more.  More Form CamaplanWebsite: https://www.camaplan.com/More From Ivan Barratt and Barratt Asset ManagementWebsite:https://www.thebamcompanies.com/ Call the number below during business hours (8:30 AM - 5 PM EST) to schedule a phone consultation: (215) 283-2868 Toll Free: (866) 559-4430 For a limited time, enrollment is FREE. Follow the link below to start your account application today: https://enroll.camaplan.com/login.aspx?rd=UTUBE

Listen to Ivan Barratt describe the benefits of establishing a multifamily acquisition fund. This guy has been in real estate since graduating college. He's an action guy and learns by doing! He's created a company with over 100 employees, over $400 million in assets under management and 'get this' raised over $100 million in private equity. And it all started with a duplex! For links and resources discussed in this episode, please visit our show notes at https://darinbatchelder.com/Multifamily-Acquisition  

Listen to Ivan Barratt describe the benefits of establishing a multifamily acquisition fund. This guy has been in real estate since graduating college. He's an action guy and learns by doing! He's created a company with over 100 employees, over $400 million in assets under management and 'get this' raised over $100 million in private equity. And it all started with a duplex! For links and resources discussed in this episode, please visit our show notes at https://darinbatchelder.com/Multifamily-Acquisition

Are you grinding every day, still trying to grow your business, and not getting anywhere? If this applies to you, then Ivan Barratt is here this week to help you get over that massive hill. 

Strong investor relations are a crucial part of the syndication puzzle. Without these, it will be very difficult to thrive in the business. Our guest today, Ivan Barratt of Barratt Asset Management, is here to share his top tips on creating investor relationships that propel you to success. In this episode, we learn about the importance of investor communication. Ivan shares how frequently he interacts with investors and the various platforms he uses. It is important to be open and transparent with investors, particularly in difficult times. Investors understand that things may not go to plan, so keeping them in the loop will quell any anxieties. Along with this, strong returns always go a long way in growing the relationship. Ivan also sheds light on some other investor relations strategies he uses as well as his superpower. Be sure to tune in today!Key Points From This Episode:Find out more about Ivan's background and what he's accomplished over the last 10 years.How often Ivan communicates with investors and the different channels he utilizes.Learn how Ivan's handled disgruntled investors and tips on maintaining good relationships.Other tactics Ivan uses to show investor appreciation and his superpower.Tweetables:“Our investor mandate is to maximize value, maximize returns for those investors, but we are the chef in the kitchen.” — @ivanbarratt [0:03:19]“A really great way to approach investors is to be as transparent as possible, a 100% if you can with your thesis, your hold period, what can go wrong, what are the risks, what's the plan, as much as you can.” — @ivanbarratt [0:04:43]Links Mentioned in Today's Episode:Ivan BarrattIvan Barratt's number Ivan Barratt EducationBarratt Asset ManagementHubSpotredIQInvestor Management ServicesPassive Income Through Multifamily Real Estate Facebook Group Free Call with Kyle or Lalita

"When we change the way we look at things, the things we look at change." Teenage Ivan Barratt described himself, a student, who's not a fan of doing his homework and often times being bullied due to his different and strong character. Today, his company, BAM, manages nearly a million in assets, comprising nearly 3,500 units with over $300M AUM. Ivan shares the journey of a troubled C student to a successful entrepreneur. And how he is working on getting the best on his real-life report card.

David & I Discuss: How to Find Off Market Deals How to Build Your Best Lead List How Price & Competition in affects Your R.O.I   How to Find Motivated Sellers-Real Estate Podcast with David Lecko David Lecko, founder of the Deal Machine app, joins us on the REI Diamond Show to discuss How to Find Motivated Sellers using techniques including driving for dollars, direct marketing to absentee owners and other sellers with distressed property. The Deal Machine is a driving for dollars app that allows users to simply enter a property address while driving through a specific neighborhood, which then processes the public record for the mailing address and triggers a sequence of direct mail to the property owner. In addition to the Deal Machine design and use case, David & I also discuss a few common questions investors have when seeking the best deals in real estate. How to Find the Best Deals in Real Estate?   The best deals for a real estate investor to buy are distressed homes. In other word, you have to find deals on houses that need renovations. This is the real estate investors function in in society-to find distressed properties, purchase those properties, and complete a renovation. The end result is a renewal of the neighborhood. We should identify what is meant by a "good deal" for real estate investors. Anyone buying a distressed property needs to know their numbers: What is the repair budget needed to renovate the property, what is the property worth when complete, and how much can I pay the current property owner for this house and still make a profit? The key here is PROFIT. The best deals in real estate investing are done directly with property owners who are motivated to sell. This means they are motivated to sell for some reason, perhaps the condition of the house is very poor, or they have to sell very quickly to meet a deadline, or maybe their tenant has stopped paying rent and is squatting in the house. Whatever the reason, the motivated seller has decided they absolutely must sell their property. So how does one find these motivated sellers?   Well, by marketing directly to them, of course. Investors & real estate agents often market directly to sellers they believe may have a motivation to sell. While bulk you can purchase a bulk list of motivated seller leads, such as a delinquent tax list from list providers such as PropStream, David describes the higher value of developing a list of much more specific properties by driving for dollars. What is driving for dollars and how does it work?  Driving for Dollars is exactly what it sounds like. You're driving neighborhoods looking for distressed houses that would make a good deal for two reasons: the house needs work and the owner might be interested in selling their home. You can use the Deal Machine to track your route, instantly upload photos along with those specific addresses, as well as trigger your real estate marketing right from the road. Then anytime you need another deal, you simply trigger another round of mail to the leads in your Deal Machine App What’s the Best Way to Find Motivated Seller Leads for Real Estate?  David's favorite method of finding motivated seller leads is to hire a team of hourly reps to continuously drive neighborhoods and add leads to his Deal Machine of distressed properties. You can quickly copy this scale strategy of driving for dollars by hiring your own team of drivers. Listen to the full REI Diamonds Show episode on the Deal Machine, Driving for Dollars, & finding motivated sellers here.     Relevant Episodes: (There are 171 Content Packed Interviews in Total)  Owning & Operating 4,500 Apartment Units with Mark Kenney https://youtu.be/HUMlFhhN6vE Benefits of Scaling to $350 Million in Self Storage with Kris Benson https://youtu.be/oX4amIr6hJ4 From House Hacking to $300 Million in Commercial Real Estate with Ivan Barratt https://youtu.be/Fl2IojDF0lI   Resources Mentioned in this Episode: www.REIDealMachine.com  

Today I had the honor of speaking with Ivan Barratt, founder of Barratt Asset Management, a multifamily investment firm that has 400M of AUM and 4000 units primarily located in Indiana. BAM started as a multifamily management company that transitioned into syndications and has recently closed on a 50M fund. Ivan shares his struggles of starting in management, how he grew his team, finding the right business partner, and raising capital for a 506c.

Scott & I Discuss: Self Storage as a Recession Proof Investment Opportunity Zones & PACE Funds Market Selection Techniques     Relevant Episodes: (There are 167 Content Packed Interviews in Total) Owning & Operating 4,500 Apartment Units with Mark Kenney https://youtu.be/HUMlFhhN6vE Benefits of Scaling to $350 Million in Self Storage with Kris Benson https://youtu.be/oX4amIr6hJ4 From House Hacking to $300 Million in Commercial Real Estate with Ivan Barratt https://youtu.be/Fl2IojDF0lI   Resources Mentioned in this Episode: www.REILeadMgmt.com  

Strong investor relations are a crucial part of the syndication puzzle. Without these, it will be very difficult to thrive in the business. Our guest today, Ivan Barratt of Barratt Asset Management, is here to share his top tips on creating investor relationships that propel you to success. In this episode, we learn about the importance of investor communication. Ivan shares how frequently he interacts with investors and the various platforms he uses. It is important to be open and transparent with investors, particularly in difficult times. Investors understand that things may not go to plan, so keeping them in the loop will quell any anxieties. Along with this, strong returns always go a long way in growing the relationship. Ivan also sheds light on some other investor relations strategies he uses as well as his superpower. Be sure to tune in today!Key Points From This Episode:Find out more about Ivan’s background and what he’s accomplished over the last 10 years.How often Ivan communicates with investors and the different channels he utilizes.Learn how Ivan’s handled disgruntled investors and tips on maintaining good relationships.Other tactics Ivan uses to show investor appreciation and his superpower.Tweetables:“Our investor mandate is to maximize value, maximize returns for those investors, but we are the chef in the kitchen.” — @ivanbarratt [0:03:19]“A really great way to approach investors is to be as transparent as possible, a 100% if you can with your thesis, your hold period, what can go wrong, what are the risks, what's the plan, as much as you can.” — @ivanbarratt [0:04:43]Links Mentioned in Today’s Episode:Ivan BarrattIvan Barratt’s number Ivan Barratt EducationBarratt Asset ManagementHubSpotredIQInvestor Management ServicesPassive Income Through Multifamily Real Estate Facebook Group Free Call with Kyle or Lalita

Ivan Barratt is a multifamily unit owner and syndicator who specializes in FHA and Agency-financed projects. Since 2015, Ivan Barratt has raised nearly $60 million in equity, acquired over 2,500 units and grown Barratt Asset Management (BAM) to a best-in-class; vertically integrated, asset and property management firm. Today, Ivan focuses his time on equity finance, acquisitions and company strategy. Currently, his companies manage well over $250 million in assets, comprising nearly 3,500 units. On This Episode: Sam and Ivan discuss what success means to them. Get the secret to business success. Find out how Ivan became involved with real estate during the worst point of the recession. Learn how to build an anti-fragile business. Key Takeaways: Money isn’t enough if you’re sacrificing everything else that is important. Be willing to work to learn and not earn. Managing people is way harder than real estate. Tweetable Quotes; If your company is getting larger and you’re not having more fun, you might be doing it wrong. It’s harder to develop work ethic than skill. Ivan Barratt: https://www.ivanbarratt.com/ (https://www.ivanbarratt.com/) 317-762-2625

Ivan Barratt is a multifamily owner, manager, and syndicator who specializes in large apartment communities in the Midwest. Since 2015, Ivan Barratt has raised nearly $80 million in equity, acquired over 3,000 units and grown Barratt Asset Management (BAM) to a best-in-class, two time Inc5000, private equity and management firm. Today, Ivan focuses his time on equity finance, acquisitions and company strategy. Currently, his company manages nearly $300 million in assets, comprising nearly 3500 units. In this epsiode, Ivan shares great advice/experiences into all aspects off the business and how helping others around him has scaled his business to new heights. Listen-in for a great episode...

Ivan Barratt is a multifamily owner, manager, and syndicator who specializes in large apartment communities in the Midwest. Since 2015. Ivan Barratt has raised nearly $80 million in equity, acquired over 3,000 units, and grown Barratt Asset Management (BAM) to a best-in-class, two times Inc 5000, private equity, and management firm.  Ivan focuses his time on equity finance, acquisitions, and company strategy. Currently, his company manages nearly $300 million in assets, comprising nearly 3,500 units.   In this episode, Ivan will be explaining how to build Multifamily Property Success and ways of taking your real estate business to the next level.

In an attempt to learn more about how successful business and real estate professionals think; I ask every guest of the show my 5 Key Questions. These questions are meant to give you, the listener, a glimpse at what makes a successful real estate professional tick on both a personal and business level. This round of 5 Key Questions is answered by yesterday's guest, Ivan Barratt, I hope you enjoy it.

Ivan's Background:Founder/CEO of Barrett Asset Management BAM controls over 250 million in assets across 3,500 doorsHe's raised over 60 million in equity since 2015In this episode we cover:00:02:24 Ivan's unconventional start in multifamily syndication00:06:24 Mapping out a vision for his business00:08:35 The value in just starting and moving past your fears00:10:01 How Ivan has vertically integrated his business00:11:00 Not trying to control everything and letting your talented teammates lead00:14:56 Supporting a learning environment while also maintaining structure within a company00:17:06 Taking care of family before investors/residents will always benefit both00:20:34 Vertical integration and the competitive advantage00:23:40 The momentum of paying it forwardConnect with Ivan:https://www.ivanbarratt.com/https://www.barrattassetmanagement.com/https://www.linkedin.com/in/ivanbarrattConnect with Dave:Schedule a callWebsiteE-mailOther ways to listen/watch:https://lnk.bio/multifamilyFollow or Subscribe:Facebook GroupLinkedInInstagramYoutubeIf you enjoyed this episode or like the show, please subscribe and leave a review! It is a huge help for just a little effort

Today I had the pleasure of speaking with the Founder and CEO of Barratt Asset Management, Ivan Barratt.Let’s dive into Ivan’s story of how to scale your business to get the highest Return Of Investment Things you will learn in this episode:[00:01 - 05:36] Opening SegmentIvan talks about the protests happening in the mids of COVID-19racismConnect with Ivan +317.762.2625 or see below for the links [05:37 - 14:02] Evaluate First Your Potential Partners Ivan talks about his background and his real estate journey Ivan mentions Ken McElroy who says real estate is not location, location, location. It's, it's location, financing, and partners. Ivan shares the importance of evaluating individuals and potential partnerships in order to prevent the awful mistakes he had made beforePersonality test[14:03 - 26:48] Scaling Out Of the BedroomIvan reveals how to construct the foundation of a strong organization really good trusted attorney hired an admin or assistant much faster Ivan shares his 4 coaches in his life that you wish to listen to! Ivan shares an interesting story about the significance of having a coach in your lifeCoach is worth every penny. It’s a huge return of investmentIvan gives powerful words of wisdom to someone like you who wants to scale a businessWhat do I have to do today, that will move the chains on where I'm trying to be TomorrowRead five to eight business books over the course of the yearTweetable Quotes: “Don't let that fear or those things slow you down” -Ivan Barratt“You gotta delegate so that you can elevate” -Ivan Barratt Resources Mentioned: ivanbarratteducation.com (Blog)barrattassetmanagement.com (Company Website)ivanbarratt.com (Personal Website)You can connect with Ivan on Facebook LinkedIn, Twitter, Instagram LEAVE A REVIEW + help someone who wants to learn more from mistakes and missteps by sharing this episode or click here to listen to our previous episodes.If you are interested in getting into multifamily or scaling your current business, hop over to our website myersmethod.com to grab your free four-step guide on how to get the ball rolling!Support the show by following our Facebook Page (https://facebook.com/groups/157335752156211)Support the show (https://www.facebook.com/groups/157335752156211/)

Today I had the pleasure of speaking with the Entrepreneur, and the founder and CEO of Barrat Asset Management, Ivan Barrat.Let’s dive into Ivan’s story of how you can grow your business platform like a pro!Things you will learn in this episode:[00:01 - 06:43] Opening SegmentI introduce and welcome guest Ivan Barratt to the showIvan talks about the multifamily marketCapitalizing on opportunities[06:44 - 14:14] How The Economy Looks During COVID-19 CrisisIvan talks about the economy's struggle during this potential recessionWe are in a "Syndication Bubble"Ivan shares fantastic advice on how you can take advantage of this situation[14:15 - 25:04] How To Grow Your Business Platform"It's not businesses that fail all the time. It's people."Ivan shares a secret if you want to crush the property management industryIvan talks about the amazing team behind his success[25:05 - 31:34] The FINAL FOURWhat was the worst job that you ever had? Working in the locker room, handing out towels.What was the book that has given you a paradigm shift?Antifragile by Nassim TalebWhat skill or talent would you like to learn?SailingWhat does success mean to you?"Health, financial security, good spiritual relationship, getting high marks in both marriage and fatherhood"Connect with Ivan online. See links belowFinal words from meTweetable Quotes: "It's not businesses that fail all the time. It's people." - Ivan BarrattResources mentioned in the episode:Robert KiyosakiGrant CardoneTim FerrisRich Dad Poor Dad by Robert KiyosakiThink And Grow Rich by Napoleon HillAntifragile by Nassim TalebYou can connect with Ivan on Linkedin, or check his website https://www.ivanbarratt.com/, and https://www.barrattassetmanagement.com/ to know more. You can get into Ivan’s calendar through his personal assistant. Call 317-762-2625 or send an email to ivan@barrattassetmanagement.comWHERE CAN I LEARN MORE?Be sure to follow me on the below platforms:Subscribe to the podcast on Apple, Spotify, Google, or Stitcher.LinkedInYoutubeExclusive Facebook Groupwww.yonahweiss.com None of this could be possible without the awesome team at Buzzsprout

Ivan Barratt discusses how he lost everything early in his career and went from delivering pizzas to raising nearly $80 million in equity. He's acquired over 3,000 units with his best-in-class asset and property management firm Barratt Asset Management (BAM).

Today's guest is Ivan Barratt. Ivan Barratt is a multifamily owner, manager, and syndicator who specializes in large apartment communities in the Midwest. Since 2015, Ivan Barratt has raised nearly $80 million in equity, acquired over 3,000 units and grown Barratt Asset Management (BAM) to a best-in-class, two time Inc5000, private equity and management firm. Today, Ivan focuses his time on equity finance, acquisitions and company strategy. Currently, his company manages nearly $300 million in assets, comprising nearly 3,500 units. Topics Include: How Ivan was able to dig himself out of being negative cash flow to reaching financial freedom How he started with duplexes and triplexes to syndicating 100 unit+ apartments Starting his property management company early in his career  What his investment strategy is today How his assets have performed through COVID Connect with Ivan  LinkedIn: https://www.linkedin.com/in/ivanbarratt/ Website: https://www.barrattassetmanagement.com/ Connect with Us: Website: www.themultifamilytakeoff.com Instagram: http://instagram.com/themultifamilytakeoff Email: Mike: Mike@themultifamilytakeoff.com Shawn: shawn@themultifamilytakeoff.com Rich: rich@themultifamilytakeoff.com DON'T FORGET TO SUBSCRIBE, RATE, REVIEW, AND SHARE

Yonah & I Discuss: Generating Tax Deferred Income using Depreciation Bonus Depreciation exceeding all of RE Pro’s Income How to do Cost Segregation How Cost Segregation Helps You Raise Capital   Relevant Episodes: (There are 158 Content Packed Interviews in Total)  From Corp America to Owning $42 Million in Multi-Family Real Estate with Agostino Pintus https://youtu.be/8v6DqYAvin8 Selecting the BEST Passive Multi-Family Real Estate Investments with Travis Watts https://youtu.be/QG04-G6cknU From House Hacking to $300 Million in Commercial Real Estate with Ivan Barratt https://youtu.be/Fl2IojDF0lI  Negotiating No Money Down Commercial Real Estate Deals with Peter Conti https://youtu.be/wnLlM0Si92w     Resources Mentioned in this Episode: www.MadisonSpecs.com

Denice & I Discuss: $35 Million Development Project Selecting the RIGHT Legal Counsel Where to Find Businesses to Buy Getting Your Business Ready to Sell   Relevant Episodes: (There are 157 Content Packed Interviews in Total) How to Make $100K or More Per Deal with Tucker Merrihew From Corp America to Owning $42 Million in Multi-Family Real Estate with Agostino Pintus Litigation Finance-How to Fund a Million Dollar Lawsuit with Roni Elias From House Hacking to $300 Million in Commercial Real Estate with Ivan Barratt     Resources Mentioned in this Episode: www.GierachLawFirm.com

Peter & I Discuss: Commercial Lease Options Selecting the BEST Single Family Investments No Money Down Deals 5 Step Offer System Relevant Episodes: (There are 156 Content Packed Interviews in Total) How to Make $100K or More Per Deal with Tucker Merrihew https://youtu.be/WzAxz6hrW_8 Matt Skinner on Multi Family & Multi Million Dollar New Const. https://youtu.be/tGCABVIrzhI Growing a 1,000+ Unit Portfolio within a 20 min Radius with Jason Pero https://youtu.be/R-FknPxUmTk From House Hacking to $300 Million in Commercial Real Estate with Ivan Barratt https://youtu.be/Fl2IojDF0lI   Resources Mentioned in this Episode: www.CommercialLeaseOptions.com  

James: Hi audience and listeners, this is James Kandasamy from Achieve Wealth Through Value-add Real Estate Investing. Last week, we had Ivan Barratt, who owns almost 3000 units, almost $300 million assets and he's doing a lot of deals in the Midwest cities and the States. So today we have Reed Goossens from Wildhorn Capital. Reed owns with his partner Andrew Campbell, who's also a friend. They own like almost 1800 units valued at $250 million and they've been it doing almost four and a half years. Hey Reed, welcome to the show.  Reed: Good day, James, thanks for having me, man.  James: Thanks for coming. I mean I was on your show like a few years back. And you know, it's great to have you back here and I know you guys are doing a lot of deals in central Texas, like where my backyard is. I also do Austin and San Antonio, so it's going to be a good discussion on what do we see in the market, right?  Reed: Exactly, exactly.  James: So did I miss out on something in your introduction? Reed: No, not at all. You've hit the nail on the head. I'm sure a lot of people have heard my story. An Australian guy, moved to the United States back in 2012. My background is in instructional engineering. I moved here to be an expat and just to live in New York City and you know, all these years, seven, eight years later, I have found financial freedom through investing in US real estate and I moved here with little funds, no established network. And my whole shtick is that if I can move here halfway across the world and make it happen, then so can the average American sitting, you know, get off the fence and start investing in real estate because it truly is the, you know, in terms of the Western countries, it's the premium in terms of Western countries for yield and commercial real estate. And we can get into that in a minute. But yeah, that's really my background. James: Yeah, it's very interesting. I think sometimes people who have never lived outside of the US knows how much you can achieve in the US. Your own sweat equity, right? You can really work hard and come up and live and they have to really go outside and see how difficult is it to come up. And you can work day in, day out and you can work 24/7 you know, for seven days. There's always a limit your progress. Right? Reed: Exactly. Exactly. No, 100%. James: So let's go back to the market that you guys are focusing, right? Austin and San Antonio, right? So why did you choose these two markets? Reed: Yeah, so historically, originally back in four and a half years ago, we chose central Texas. I chose central Texas, it had moderate cap rates compared to, I live in Los Angeles, California. I live on the coast, very compressed cap rates, looking for something with a little bit more moderate cap rates. At the time, I was, you know, Koji paid a couple of deals with some preexisting partners. I had my systems from underwriting to deal sourcing. I sort of had that down pat. But what I didn't have down pat was a business partner, boots on the ground and that's where I met Andrew Campbell and we formed a partnership. I was getting involved in underwriting deals in Dallas and San Antonio, not in Austin as yet, you know, that will morph into that in a little bit, but in the beginning, it was just like underwriting small deals, you know, between 50 and 100 units. But what I was missing was the boots on the ground, the broker relationships. And so, what I needed was a partner like Andrew who was there, who was in the thick of it, who could go and you know, hang around the hoop and bug brokers while I sort of underwrote deals and did sort of the more the back end operational stuff. And we found a partnership back in 2007-15 I think it is. And yeah, the rest is sort of history.  We underwrote a lot of deals in the beginning, people took a bet on us in terms of, you know, brokers taking a bet on us and then we got their first deal done. And that morphed too quickly in the second deal and now going on nine deals. So it really came, it stemmed from the fact that I was needing to get a business partner who could take some of the workload off me and do something that I had a skill set that I didn't have, which was boots on the ground, access to brokers, access to deals and walking assets and I really focused on the operational side on the backend. So yeah. James: So can you give some advice to our listeners on, I mean, I know you say you needed boots on the ground, so you looked at the market and, I mean, I'm trying to help some of our listeners who are trying to do like what you're trying to do, right? You are in California, you have a partner here in Austin, Texas. And how did the discovery of that partners and boots on the ground, because it's not like I find a guy in Austin and I'm good with it. There must be some qualities in him.  Reed: Yes.  James: And how did you assess that?  Reed: Let's just rewind the clock. I'd been doing deals prior to meeting Andrew when I was living in New York City, when I first moved to LA, when I first moved to the United States. I flipped a few houses in Philadelphia and I had a business partner on that and it was sort of a JV more than a business partnership. I had people tell me that that particular person not to be named, wasn't the best partner to work with. You know, he was unorganized and blah, blah, blah. And looking back on it, he kind of was and it didn't go that great. Well, I'm no longer in business with that gentleman, but it was, I tell you that story because it's a learning curve, right? My first flip deal in Philadelphia didn't go very well. But between him and I, the old business partner, we were able to get the deal over the line. We didn't lose any investors money. And you know, we then parted ways after that because we just realized we wanted different things in life. But I say that because when you're looking for a partner, you need to understand that there's going to be some times you're going to get into partnerships that may not necessarily jive because you're hungry to get deals done and you're hungry to get the business off the ground. But when you first get started, the thing that attracted me to Andrew and what he attracted to me was we had skill sets that complemented each other. And I think that's the most important thing is the skill sets to complement each other. Because if you don't have those skill sets, then what's the point? And actually, you don't wanna be working on the same thing. So, I saw in him that he had a skill set that I didn't have and he saw in me a skillset that he didn't have; complementary skill sets are really, really important. Also, just the fact that both of us wanted to grind. We were not afraid to roll up the sleeves and work hard. At the time when I met Andrew, he was working a full-time job, I was working a full-time job and we were hustling on the weekends. He had kids, I don't have kids as yet, but you know, he had all these other external factors and so did I, in terms of, my mom was sick in Australia. All this stuff was happening and really, but we still knew that our North star was to get financially free and create a business. And years later, we've achieved that, which is awesome. But when it boils down to it is we are business partners first and friends second. I view Andrew's one of my better friends now, but that's because we came through business partnership, right? Andrew also runs a different crowd than I do. He's very much in the, you know, play golf and all this stuff where I'm more of the go surfing. If you're watching this video, go surfboard in the background. You know, I'm very, very different. Ying to his yang and we did a presentation last week at the best ever conference in Denver, my sorry, in Keystone, Colorado. And what we were talking about where was that real estate is the art and science, right? Real estate form is an art and there's a science of it. Andrew is very much the art and I'm the science behind it. So it's the marriage of two different polar opposites that can really make a successful business and partnership work. So all that type of stuff is like you have to assess what you're good at, right? You have to assess your pros and what you're bad at and do what you don't want to do. But you have to also realize that being in this game of real estate investment, you know, whatever size you do, whether it be from flipping houses all the way through to doing large commercial multi-families like what we do, James, you and I, you have to realize that you need a team. And having someone, a copilot, a co-captain sitting right next to you, bearing taking some of the responsibilities and taking some of the pressure off you as an entrepreneur and business owner, it's so vital. It's paramount to the growth because you will grow by bringing on a partner that works and is harmonious with. Then, you know, looking back, I wouldn't be sitting here today talking about 1800 units and a quarter billion dollars worth of assets under management if I didn't go out and find Andrew, vice versa. He wouldn't also be sitting in the same position if he didn't find me. So it's a combination of seeing what you're good at, what you lack at and seeing if you can find someone that can meet you halfway in the middle and that you can get on and you have those similar goals and visions, but you also can work hard to achieve a goal. James: Got it, got it. So I mean when you guys, I mean, I'm trying to go into this partnership because I think a lot of people are trying to get a partner to partner with them and they just need to know how does a successful partner look like when you were like, cause you guys are very successful in partnering up. So how was that discussion? I mean somebody brought up, okay, let's find out, we partner up. Right? So, and what was the other person saying? Because sometimes people say, Oh, well, I'm not sure yet. Right? So there's not going to be like, let's partner up and everybody's going to be partnering.  Reed: Look, let's not beat around the bush here, it is like dating. If anyone's been out in the dating world, same fricking thing. [09:46crosstalk] a few times. I guess Reed: Exactly. [09:48crosstalk] a few people before you get into bed with someone and skews the crass. But you know, it's an interpersonal relationship. It's a feeling you get from the other person that, Hey, this person could work. Now, it could've gone badly, but it's the same, you know, when you do go out on a date, you get an energy from that person, you can feel that they want the same thing that you want. You have conversations, you get to know one another. It wasn't just like, Hey, let's partner. It was over a period of, you know, three to six months that Andrew flew out to LA with his wife. He got to meet my wife. I flew out to Austin, I met his kids. It was a courtship, you know, similar to how you would date someone. And through that, we were able to have candid conversations about where we're headed, the goals and really align with, you know, he'd lost his mom through cancer, I'd lost my mum through cancer. So we had some very much some things that aligned. Plus also the fact that we could hustle and we could grind and graft hard. You know, that was a plus. And we had complementary skill sets. It sort of was ticking a lot of boxes. But at the end of the day, the first couple of deals, we were very much Reed and Andrew. It was RSN, which was my old company and Wildhorn and we took down this first couple of deals, really as individuals but you know, using our entities to partner in case something did go wrong and we can just, okay, look, we'll sell the deals and we'll go our separate ways.  Over time, that morphs into one banner, one marketing arm and that's where RSN falls away and we went with Wildhorn because he was based in Texas and we became more of a partnership. And look, I'll tell you here today James is that partnerships also don't last forever. You know, Andrew and I have had conversations. I'm from Australia originally. I know that in 10 years' time when I'm 43 years of age, I want to have some investments back in Australia. Andrew might not be involved in those deals but for right now, we're looking to double the portfolio in the next three to five years and we're looking to make some successful exits. And that's all I can promise, right? I don't know what's going to happen in 10 years. The biggest thing for me, James, is that I picked up the book Rich Dad, Poor Dad back in 2009 and, you know, we just finished 2019. So a decade later, I'm sitting on a podcast with you telling you about my assets under management. I had no fricking idea that I would be doing that 10 years later. And so what the message is, don't plan your 10 years ahead, work right now. What's in front of you. See what doors open, which is, you know, Andrew and I are having a really successful partnership and relationship and we're going to double our portfolio next three to five years and just be okay with that. And don't worry, the future will figure itself out from there. You know what I mean? Because you can overestimate what you can achieve in a year, but you can underestimate what you can achieve in a decade. And so my whole story, my main message to people out there is when you do look at partnerships, understand that they morph over time. They may come together for five, 10 years and they might go apart and that's okay. That's how businesses evolve. That's how entrepreneurs evolve as human beings. And you have to also, not sacrifice but surrender to that and understand that that might change in the future and that's okay. Right? Because as you know, multifamily isn't very hot right now. It's everyone, every man and their dog is in there so you might have to pivot and change different business structures. James: I mean, absolutely. That's really good conversation there. But some of the key nuggets I want to recap, right? I mean, a lot of people talk about a partnership is always complementary skills, but it's not that, right? I mean, that's one thing, that's just one part of it but there's a lot of core values. I mean, you and your partner have a lot of core values similarity and take time to discover that, right? I mean, based on your family stories and based on your goal because you can find a partner with complementary skills, but who may not want to hustle. He may not have the goal that you want. I mean, there are certain aspirations that anyone who's hungry for achievement want and you know, he expected the same on this partner and I'm sure you guys found that.  So let's go back to the market that you have chosen in central Texas and I'm sure people have learned it's not only a compromise, it's a lot more than that and you guys have to discover it. And one more thing I want to recap on the partnership is the way that you guys set up your company, right? Two of you guys, I remember the RSN Capital Group, if I'm not mistaken and Andrew has his own and you guys kept it separate, which is really good. That's how I would recommend to anybody who wants to do a partnership. Keep the entity separate, put it into one LLC and buy a deal and in case something doesn't work out, you can always fade it out. Right. So yeah, I've seen a lot of people where on day one itself, create one LLC and hold partners on one LLC and they can never split up when something happens. Right. So, awesome. So let's go to the market. You chose central Texas, you found your first deal. Did you find the deal first or did you analyze the submarket first? Reed: All of the above. I was looking in Dallas, I was looking in San Antonio. I was just really seeing what... I was underwriting a lot of deals. Before that first deal came to me back in 2000...sorry, leading up to that point was when Andrew and I met then we went and underwrite like a hundred deals before we go that first deal under contract. But if I look at the why behind central Texas, you also gotta understand where I come from and I made this speech last Thursday night at the best ever conference, I come from a country in Australia and you have to put it in context, right? Because part of my special power, part of my superhero, part of my special sauce that I bring to Wildhorn Capital is my international perspective. And the reason that is so special is though I can look at things through a different lens. So what do I mean by that? Well, I compare just to Australia and America, right? Australia and America, the land of mass, I'm talking about excluding, let's ignore Alaska for a second, but just those two landmasses, they're roughly the same size, give or take. However, in Australia, we can only inhabit about 18 to 19% of our land because the rest is a desert. And so everything is full. Everyone is forced into major cities. Everyone's forced to the coast. And so we have a small population, we only have 24 million people. Unlike here in America where you can inhabit North to South, East to West and you have 300 million people so we don't even have 1/10th.  The reason I'm bringing all this up is because I grew up in an area where we have a high demand but low supply environment, right? What does that mean when you have high demand, low supply environment? You have low cap rates. In major markets in Australia, in major markets in other Western countries, commercial real estate cap rates are sub 3%. I'm going to spout off some big names, but you look at London, you look at Sydney, you look at Hong Kong, you look at Singapore, office space and then there's probably the only thing that is a common thread between all of them. Office space in those markets are sub 3% maybe even 2%; where you can buy office space in New York City or LA or now even Austin for full cap.  And so when you've got these international perspectives of like, wow, I've come from a market where historically there's been low cap rates for decades because of supply and demand and I see the same thing happening in central Texas where the GDP of all of Texas is greater than that of all of Australia. I'm doubling down on that and that market, because a place like Austin, Texas has now transitioned from a boom-bust town into a tier-one market like Los Angeles, like Sydney, like Singapore, like London. Where dirt is trading for as much or even more as the coastal market. So when you have high demand like you do in Austin, low supply coupled with a very high barrier to entry for new product, which means buying dirt, getting an approved construction, doubling down on existing assets in a market like Austin means that coming to the recession in the next couple of years, you'll be able to ride that out because you have a high demand and a low supply.  I also come from a country where we have not had a recession in over 27 years because of, obviously physical policy, the way in which we invest our pension funds is a lot deeper than that. But again, I say this all to give you the lens that I look through when I'm looking at different assets. One other thing that not many people know, multifamily does not exist in Australia because of the lack of financing vehicles. We only have 25 million people. We have four or five major banks. Those four or five major banks do not lend money on a new apartment construction unless you've pre-sold X amount of units, which is a combo market. So they lend on a build to sell, not a build to own. Right? And so when you don't have those sophisticated financing vehicles as you do here in these States, you know, Freddie Mac, Fannie Mae interest only for 10 years, Ameritrade over 30 years, the fact that multifamily doesn't even exist in Australia when I first moved here coupled with population GDP growth, seeing markets transition from a boom-bust into a high demand, low supply environment, seeing markets transition into, it's a high barrier to entry for new product, all those things add to why I would double down in a market like that into help me ride out the next 10 years.  Because remember James, the last 10 years that we've had just had, since 2009, has been the best 10 years for multifamily, probably in history, right? We're not going to see the next 10 years are not going to be the same. And so as an investor, as an operator, you need to look for markets where there's true growth. Now, you compare Austin to New York and San Francisco and LA, money is still being invested in those markets because of the demand. So people still invest in these coastal markets because of the longterm gains that they are going to make. And a lot of people have made a lot of money in a short term period over the last 10 years and I think that's going to be the same trend moving forward. And that isn't completely incorrect. And if you think that's going to happen, you need to go invest in something else, in my opinion, James: It's crazy on how much the tide has gone up or the past 10 years and everybody thinks multifamily is the same, right? It's a commodity now, but it's not. I mean, at some point the wage growth is going to hit some limitation and you're going to have a problem, right? So you have to be really ready as when you say; that's really awesome. And the other thing about Austin though, other than coastal cities, a lot of coastal cities are getting rent control, whereas Austin, I don't think that we'll ever get a rent control. Even those20:30unclear] city, but it's in there. Reed: Yeah. Even if that was to happen, people still make a lot of money in places like LA, New York, San Francisco, they're making a lot of money and it's because of the value of the dirt. And everyone's got to realize you buy real estate for the value and now that is what is intrinsically is going to grow over time. The fact that when I first moved to this country, I noticed that land, at least in LA, in New York and San Francisco, land is key. You're right, it's what holds the value that, the asset depreciates over time, but in central Texas, the asset is more valuable than the land, that's slowly starting to change, right? As demographics changes, people move as population grows, as GDP grows, all that sort of stuff in terms of supply and demand; that then means that dirt is worth more, right? Dirt is where the value is. And if you hold it for a long period of time, I'm talking seven to 10 years, you're going to do just fine. James: I was happy to know that. You know, I'm not sure whether you'd known, Tim Ferris moved to Austin like a few months ago, a few years ago. I need to find out why. I mean, I listen to his podcast and his podcast is awesome, right? So, let's go to underwriting. So let's say you get a deal today, right? What are the things, what are the sniff test that you do before you look into the second level details? Reed: Yeah, look, stiff test, it's a hard thing for a sniff test these days because there's so much more to this story. It goes back to the art and the science of underwriting. Back in the day, five, six years ago, yeah, you can do back of the napkin and  does it make sense? Yes. Does it not make sense? No, because you had so much, you had a cap rate that was moderate and you had an interest rate that, you know, was a Delta of maybe 200 basis points you could get cash flow. Today, it's not like that; that spread between interest rates and cap rates have compressed, right? Its cash flow becomes harder to achieve, thus you need to understand the story and that's where the art comes into it, not necessarily the science. So I still look for a spread between going in cap rate or a stabilized cap rate and interest rates. I want to make sure there's at least a hundred basis points in there and that's growing over time and when I model it out over five or seven years, that continues to grow. But I also want to see now, I'm looking at deals where there's other opportunities. So, we are about to buy a deal south of the river in Austin, Texas. It's the lowest cash flowing deal we've ever put out. And we're oversubscribed to that deal because of the location. Now what you don't know, if you looked at just at the numbers on that thing, you think, Oh God, it's a really low cap rate, but you don't realize that if you don't know the story behind what's happening in that area, 600 units are going to be completely demolished and taken offline in the next 24 months. So do you think that's going to have an impact on our rents and the occupancy? Of course, it is. But how do you underwrite to that? You can't, you've got to underwrite it if it's a value add multifamily.  This is where the story comes in and where you need to go bigger than the sniff test because this is what market we're in. Also, we know that this land that we're buying, we're buying 12 acres where the density could be doubled on this plot of land. It can go from 294 units, we could go and put 500 units on it. Now whether you go and execute on that as a different thing, but that could be an exit option for someone in the future for a developer to buy if all these investments in the South of the river there near the Oracle is to come to fruition. Then again, I'm seeing very similar trends as if I'm looking at an ally or a New York market. So these are all the things that I look at now and you have to go deeper. You have to do more than just a sniff test because we're not in those days anymore. We're in a different market and we have to spend time. I have four analysts that work for me and they spend a minimum of three to four hours on any one deal. Andrew is the guy that makes sure he feels out the deals that we see but if he thinks that there's a bit of a something a little bit more to sniff out and he's got a little bit more an art to it, than the science, then we will dive deep into it and we'll spend three or four hours underwriting it. And it still might not work at that point, but we've gone and exhausted all avenues to make sure that it isn't a deal that works for us. James: So, what you're saying is you have stopped looking for the normal cash flowing value-add deal. You're looking more for the path of progress and you know the story behind the deal as the future appreciation I would say, future potential in that deal., I guess. Reed: Future potential because your whole podcast name is called increasing your wealth through adding value, right? You may add value by entitling the land to have a bigger a density on it. That is adding value.  James: Absolutely. Absolutely.  Reed: Any way you add value but historically it's been all, we'll put lipstick on a pig and hopefully it looks good. So that's gone, right? There are still those markets out there. There's still these deals out there. You can still find them and don't get me wrong, but when you become more sophisticated when you become more advanced in your underwriting when you become more experienced, you start seeing different trends and why the big guys, and let's not beat around the bush here, I've worked for big developers in LA, in New York, and they don't have podcasts, they don't have books, but they own half of Beverly Hills. The reason the way the big dogs are, they're still buying these pieces of dirt, they're still buying these trophy assets and putting it in. They're still selling to rates, they're still selling to insurance companies and making a lot of money and you've never heard of their names. So I've come from that background and that is where exactly how my mindset has now shifted to start understanding the pennies dropped, ah, and now I know why those guys do what they do is because of the value which the supply and demand curve, we go back to that a lot, that demand is high and supply is low. James:  I mean it's very interesting, look at things differently. And I met someone the other day who was buying land on a, it's called a submerge land, land under the Lake. And she was saying, Oh, I sell that. I say, how do you sell that? So it's a very interesting story on when a boat comes, you know, you need to dock on your land, even though it's under the water, but they can still sell it. Mixed with different kinds of people, go out of this, the normal value add, I would . To see those kinds of things. So yeah, it's absolutely, you know, it makes sense to do creative stuff as long as you're doing it in the right market. Reed: It does all come down to market and it does all come down to just reacting to the market. Right? You got to react and you go to, as entrepreneurs, we're riding the wave, the wave of change is ever-evolving. And so we have to be ready to look at things through a different lens to not be ignorant of other options that you can do to your property. Because you know, it's about being creative, just be creative with the piece of land and you can figure out many different ways in which you can make money from it. So it's just understanding that rather than just plugging, implying and you know, buying at a six cap and getting interest rates at a full cap and having all this cashflow and yada, yada, yada. There are still those deals out there, they're a lot harder to find and thus you need to be a little bit more educated in terms of the value that you bring to your asset now coming into, you know, a new economy that we're in. James: So do you see some of the investors who are used to getting cashflow and doing value add on the rent and all that, do you see some of the investors dropped out? I mean they don't buy into the idea or you think a lot more people buy into the idea or you just finding different people buying into the ideas? Reed: Last year we rolled out and we were the first ones in the industry to do it in the multifamily industry, at least in our little circle, the AB structure, we brought that to market first. We closed on a deal first. The way we do that is by offering 25% of the equity has 10% preferred return paid current. And that means that you can satisfy those cashflow customers or investors with that class A bucket. Class B bucket that they have an accruing pref but they get all the back end. They get 70% of the backend so they're looking for the equity multiple and we then divide it out the investor group into two pots. We can now see who wants what but what it does mean is that if we buy a deal that cashflow is 2% out of the gate, which is pretty much a lot of deals only cash flow very little out of the gate, you can pay that 10% pref straight up to 25% of the equity.  If you have 25% of the equity not participating in the backend, then that juices the IRR to the class B. All these things we are doing in terms of structure because we are reacting to the market and because we're not just blindly going along and not getting any deals done because, oh, it doesn't work like it used to work. Well, we're changing the way in which we structure ideas. We're changing the way in which we underwrite ideals to back into making sure we're appeasing our investors that have some cashflow, a bucket but we've also got the equity appreciation bucket and having honest, candid conversations with our investors that, hi, if you give me 100,000 bucks, does it really matter if I give you seven grand every year? Is that going to change your life or does it more matter that you give me $100,000 and in five or six years' time, I'll give you back $250,000? Is that more valuable to you?  When you have those conversations with those investors, they start thinking differently. And people that they think, Oh, the pref isn't being met, oh, that means it's a bad deal. No, it just means that the deal is getting out of the gate into different velocities where another deal is. And so looking at the longterm play, real estate, James, is a longterm play, not a get rich quick. And that's why I say a lot of people have done so well with their money in the last 10 years. They've doubled, triple their money in three to five years and I think that's still the norm. Well it's not and that's where you have to readjust your expectations. And that's where, again, my international perspective where I've come from a country where if you double your money in 10 years, you're doing just fine. The longterm play is what real estate is and people sometimes lose that vision of what longterm means and they think long term is three years. James: Yeah, that's true. Sometimes people are just so used to what they make in the past 2012 to 2017/18, keep on looking for the same yield and you know, that kind of deal is no more existing.  Reed: And investors appreciate being candid. Investors appreciate having those open and honest conversations. And why would you take a lower return? You're taking a lower turn because it's risk-adjusted. You're not investing in a tertiary market or a secondary market where it may get really rattled if they have another recession, you're investing in lower risk, and thus you have to adjust your expectations when you go and invest in a market like Austin with lower risk, low margins. James: Yeah, yeah, yeah. Risk-adjusted return is something that a lot of people don't understand. I mean if you're making 6% in an awesome market compared to you're making a projected 8% I would think is projection in the beginning, maybe before you invest, everything's projection, right? Someone tells you they're going to give you a 20% IRR in a tertiary market compared to someone's going to give you a 10% IRR in a solid market. That 10% is actually much better than the 20%  because the risk is lower.  Reed: The risk is lower. But also you look at like if you want no risk, go put your money in a treasury, the 10 year treasury and that's what 1.32% if you want zero risk, go do that. And if I'm offering you six or 7% return, I think I'd rather place my money. So backed by physical real estate where you can have all the tax depreciation, no other investment holds up. So obviously the stock market is doing very, very well, but you have to also combat apples to apples and that is, you know, one is risk, two is volatility, three is tax depreciation and four is access to capital. And so all those things play into effect when you think about real estate versus other ways in which you can make money in this world. So yeah. James: Yeah. I think I saw the way you guys structure the class A and B, where you have one person class A is like flat 10% or in a certain percentage, I can't remember the number. Reed: It's flat 10% but the class side does not participate in the back end and then you've got class B that has an accruing 7% pref and you catch up upon sale but they get 70% of the back end. And those investors are more focused on the equity multiple rather than the cash flow. And thus, you're splitting the bucket but you still offer them both. The investors can still have some in A and some in B, but you limit the cost A to 25% of the equity. So it helps, you know, juice the IRR. James: And does the class A, the 10%, get paid from day one itself?  Reed: Correct.  James: Okay. Okay. Reed: You can do the math, right? So if you have $1 million of equity, 25% of $1 million of equity is $250,000. 10% of $250,000 is 25 grand, a year. Now, $1 million in equity, that's probably going to buy a $4 million property. You think a $4 million property could cashflow in any one year, 25 grand? I think it could. Yeah. So that's where the special souls comes in because you're paying 10% on 25% of the equity. So thus your cashflow out of the gate can be lower and you can still hit that 10% preferable. James: Yeah. So do you see...we trying to get filled up fast. I know one has a smaller pool, the other one's bigger, right?  Reed: So, we also have a higher barrier to entry on the class A so we have $100,000 minimum. And we have a lot of people wanting class A. The thing is we tend to see costs, on the first deal, it got filled up really quickly. On the second deal, it was a little bit more equal, you know? So, but here's the other thing, class A investor is if my deal, I'm not hiding anyone from it and it's the truth, they get paid first, right? So if I go and refi and I hold it for five years and I decided I'm not going to sell, I'm actually going to refi, well, I can refi it and pay all my investors costs I owe their money and they're out of the deal. And I can replace class A with cheaper, cheaper debt, right?  Cause if I'm paying them 10% of their money and I can get debt at full percent, then I've just essentially, you know, taking them out of the deal. Now there's a risk there that they're out, right? And I have investors saying, well you could just come along and do that. It's like yes I can. That's part of, you know, real estate and debt stacks. Right. I can just replace as the value of the asset grows, I can replace the debt and I could potentially have a debt number that could take you all out of the deal. They've gotta be okay with that. But they sit in a safer position, they sit just behind the debt. They don't sit in class B, they sit in class A side.   James: Got it. Got it. So it looks like if you look at class A and you are saying is much more attractive. A lot of people compared it to class B [inaudible] right. Can you hold on, let me just fix my staff cause I didn't want this to be half. Okay, good. So forget about it. So let's start again. So class A has a lot more attractiveness to it and compared to class B because class A people get 10% flat, I guess, right?  Reed: Well, yes and no, there's pros and cons for both. I just explained the class A that yes, I sit at and I have a 10% pref, but their cap did it at a certain return. They cannot earn any more than 10%.  James: And you can buy them out at a refi? Reed:  I can buy them out at any stage and if we smack the deal out of the park and 20% IRRs, they share none of that because they want to sit in a safer position. And that's where class B, yes, you're sitting behind class A, but you get all the profits, you know, we split all the profits, profit sharing at the end. And so again, you have to understand capital stacks and you have to understand risk in relationship, just capital stacks in order to really grasp your mind around the AB structure. It's pretty simple once explained. And I can show you a diagram if for any investors who might be interested in it, but again, it's just a different way of looking at it and I come from the ground up construction world. I've built a lot of ground up multi-family. This is exactly how multi-families constructed a finance. Your debt, you have a mez equity piece, you have equity, and then you have the GP and it's just capital stack and math. So it's very basic, once you get your head wrapped around it. And probably a lot of people scratching their heads thinking, Oh my God, what's he talking about? James: No, no, for me, it's pretty simple. I mean, I think it makes sense. I mean there's risk in both classes and you take that risk. I mean, even in my book about, you know, different investors want different things. Some people just want cashflow, 10% flat cash flow. Some people really want the equity. I mean, it depends on their life cycle, where they are in your life cycle. Reed: And so as an operator, I've got to continue offering that. And the way I've offered it in terms of how deals and now underwriting is, that's how I've split the baby from the bathwater as they say. You know, I've split it and made sure that I can serve as both the type of investors who one wants cash flow, the other one wants longterm appreciation. James: Got it. Got it, got it. So, Reed, let's go to more personal stuff. I mean, can you name like top three things that you think is your secret sauce to success? Reed: That's a hard one. Look, there are no secrets. Hard work is...let's talk about secrets. Hard work is so underestimated. I moved to this country. I didn't have a job. I was an engineer. I literally dawned on a suit and I knocked on 50 different engineering joints and engineering companies until I found a person to say yes. I'm not afraid of hard work. Am I lucky? Have I got a bit of luck in this? Sure. I'm lucky that I was born into a really awesome family that, you know, I come from a blue-collar working background, I've got blue-collar work ethic. I'm not afraid to roll up the sleeves and get my hands dirty. I'm also not afraid to back myself. I think that's another key to success is like you've got to learn and you've got to be okay with betting on yourself. And I remember when I first took that plane from Australia, I quit my job, my well paying job in Australia and I moved to the United States to give it a crack. As I say, you know, I was betting on myself. I was betting that I can figure this out. I might not have had the answers at that point, but I knew that I was resourceful enough to figure it out and I have. And so those two things, there's a little bit of luck in there, but it's also hard work and learning to back yourself; are really too important skill sets, life skill sets that that people need to learn. And I've developed that through going and backpacking around the world with, you know, $2,000 in my pocket, you know, understanding the value of a dollar and stretching a dollar. You know, people ask me all the time, well, what advice could you give to a 20-year-old? Go backpacking, go to a third world country, go backpacking for two years, come back and then you go find yourself, you go in the university of life, figure it out, go understand a little bit of the street ways and then come back and you'll get started. I think going out and widening your horizon, taking off the blinkers and experiencing other cultures, otherwise how people live their lives is all parts of learning and why I that I've been very lucky that I was able to travel and I paid for my own travel. I've saved my own money. I was able to go out and do it and experience different cultures, take on their advice, take on the wisdom and internalize it and spit it out and say this is what I want to do with my life. So a couple of pieces of advice of success there. James: Yeah, absolutely. Now I realize why people go backpacking and never really understand, but you made it very clear, right? Cause you really like on the street with a shoestring budget and you're talking to different people, you're talking to normal people. Reed: You get a skill.  I'll tell you a story. I was in South America, this is 10 years ago and I had a rule. I was backpacking by myself. The most invigorating thing I've ever done in my entire life, James i,s to backpack by myself. I had no one to answer to, I would meet someone at a hostel or a group of people and say, this is awesome, let's go. But you get really bloody good at determining if you're going to be, you know, you only have 30 seconds to make an impression and I'm going to either have to have a beer with you or I'm not gonna have a beer with you. And it was very quick, that skill became very, very quick. I had a rule that when I was backpacking by myself, you know, if I go into a bar and I hadn't met someone within three drinks, I'll move to another bar. I never left that first bar because it was always about putting yourself out there, being vulnerable, talking to other backpackers and getting that interpersonal skills really sharpened and really honed in. And that's part of what you learned from backpacking.  James: That's very interesting. That's the perspective that you get when you go backpacking. Let's go to another one more aspect of your life. Is there a proud moment in your life that you can never forget until the end? One proud moment that you're really, really proud that you think, I'm really proud of myself. Reed: I think getting that first job in New York City, getting that first job, getting that visa, I was proud that that was, I did it. Like that was the coming to America story. In order to stay, I needed a visa, I needed a job. And so that proud mate, if I got that job, it meant that that was, you know, talk about doors opening. That was the first door that I could unlock. And that then meant that there's a bunch of other doors behind it. But that meant I could stay and I could figure it out. And that was the first proud moment that I think, it was, you know, again, I was literally walking the pavements, knocking on doors because in 2012 you know, putting your resume out into the indeed.com or whatever just was useless. I needed to go knock on doors and say, Hey, here's my resume. I'm more looking for a job. And a lot of people said no, but it takes that one, yes. And that one yes can change your life. So that one yes for the job that meant that I could stay in the United States. It meant I can continue the journey.  James: Got it. Got it. So one other question from one of the passive investors is like, is there any advice that you would give to passive investors that are investing in a syndicated commercial real estate? Reed: Yeah, I think the biggest thing is you have to have an alignment of interest, trust, and transparency but do you get on with the operator? Because the number one thing that passive investors want to invest in is they don't actually invest in the deal, the deal is sort of second secondary, right? The first thing is the person. Who re you investing with, who is your partner that you're going to go into this deal with, who is the operator who's going to take control of this asset? And if you don't like them or you don't have that energy that I spoke about earlier, then don't invest with them. And it's very easy to figure out who you like and who you don't like. And again, this is a world, of  life is short and you want to do business with people who you like and you want to be with, right? That's the whole point of why we do this business. And it goes both ways, both from the operation point of view, my point of view, and also from the passive investor point of view, we're all in this business to make money. Let's do it with people that we like. So I think that's the short of it. James: So Reed, why don't you tell our audience and listeners how to get hold of you and how to Reed: Yeah, sure. So I've got for those listeners who like to read, I've got two books. I've got the Investing in the US which is on Amazon. It was a bestseller last year. You can find that and I've also got 10,000 Miles to the American Dream, a story of financial freedom. So those two books are on my website or on Amazon. You can go to reedgoossens.com, that's www.reedgoossens.com. Everything's up there. My podcasts are up there, my blogs are up there. If you have any questions, you can click on little links and stuff. And I always offer people or listeners, if they're coming through LA and they want to meet up for a beer or lunch, I'm always interested to meet up and talk shop. You just got to email me at info@reedgoossens.com and just give me enough heads up and let me know when you come through town. James: Awesome. Great. Welcome. And thanks for coming into the show and I'm sure you added tons of value. Reed: Thank you very much, mate.  James: Alright, bye.  

James: Hey audience and listeners, this is James Kandasamy from Achieve Wealth True Value Add Real Estate Investing Podcast. Today I'm happy to get Ivan Barratt into our show. Ivan is a multifamily owner-manager syndicator who specializes in large apartment complexes in the Midwest and he has been doing it since 2015 with over $18 million in equity, with more than 3000 units as the primary GP. And he has grown his company, which is Barratt Asset Management to be best in class two time inc 5,000 private equity and management firm. And he focuses a lot on equity, finance, acquisitions, and companies' strategies. So currently managing over 300 million in assets, comprised of almost 3,500 units. Hey Ivan, welcome to the show Ivan: James, so good to see you, dude. I always love talking to you man. It's good to be on the show officially. James: Absolutely. I know we postponed it a few times so this is going to be very, very valuable to me and to my listeners as well. And so, Ivan, let's get started. How did you get started, right? Let's quickly go through it. How did you get started and how did you end up with $300 million in assets under management? Ivan: Yeah. You know, for me it all started with one duplex that I house-hacked back in 2000. I'd wanted to be in real estate my whole life. My dad is in real estate. He was an attorney, always owned rental properties on the side. A couple of entrepreneurial uncles on both sides of my family that owned apartments, gas stations, car washes, all kinds of businesses. So at a really early age, I wanted to be an entrepreneur and I wanted real estate because I thought, gosh, why would I want a real job when I could just go out on a lot of property and do whatever I want and watch the rent cheques just come in. So I went to school, went to college, went through business school, got a degree in real estate finance, got out, house-hacked a duplex. For the first eight years, I worked for a mentor in mostly development, but also property asset management. All kinds of different jobs that I got to have that I got to where I working for this real estate developer. And most importantly, I got a front-row seat to the great financial crash in 2008 at a really young age, a huge gift. I learned. I wasn't as smart as I thought. I learned that I was doing real estate the wrong way and that's when I really started modeling multifamily companies. Because I'd always wanted to own apartments, but I also saw that in a downturn, those multifamily companies got bigger, they got stronger, they acquired more assets because of the way they were financed. And so that really was the impetus to get me started in my own pursuits. Then I actually started in 2010 as a property management company first because I knew that if I could figure out the property management game and doing that for others, that when it was time to buy bigger deals for myself, I would have a higher likelihood of success of execution. So I started buying a few small deals at the same time, was managing for other clients. Anything I could get my hands on where I didn't have to carry a gun and I was doing everything. Started from the bottom, then started being able to buy larger apartment deals. And when I say large, I mean, my first apartment deal was six units and about 35 and a 30. Then I said I'd never do another small deal again and I bought 15 cause it was just too good to pass up. And then from there, I started syndicating. I did my first syndication of 60 units and I bought 112 and all the while, still managing for other people as well. That was really how we grew the company in those early days. Once we got to onsite staff size properties, there was really no turning back, pretty addictive. Fast forward to today, we still do some management for others but we mostly manage our own assets now. And we are far and above are our biggest clients. And that's the shorter version of where I come from and how I got here. James: Got it, got it. So is this 3,500 units, is it all you? I mean, your company or you guys do fee manager part of it or how does that? Ivan: Yeah, so I own about 3000 units. We're down to about 500 units that we manage for others, it's not really a focus moving forward. We still have a few close partnerships that we like managing for. But really the way I've built and designed my company is not to be a profit center of property management, more to be an execution machine for my own wealth strategy. And so I think you and I've talked about this before, you know, on the property management side, I could be Scrooge and I could really be tight and I could probably make a 15% margin but instead, we focus those dollars into our culture, our people, growing leaders within the organization, having fun. Property management is not easy. You know, having great events and really trying to create this beautiful machine of people that want to come to work, want to do a good job, want to stick around a while and believe in what we're doing. We call it the band fam. James: Awesome. Awesome. So let's go deep into the, you know, how you got started and it's just so interesting, right? I mean, you had that vision to start from property management first and then added assets, which is, you know, how like even like Ken McElroy started, right. He started being a property manager first. Ivan: Ken McElroy was a huge influence in my career. Yeah. Huge influence. I read his book very early on and that was one of the key influences for starting my management company and figuring that out first. James: Yeah. And I think he had mentioned it many times. I mean, for the audience who doesn't know who's Ken McElroy. He is one of the largest owners of multifamily in the US. I mean, he is an advisor to Robert Kiyosaki and he's a big guy, well-known guy, a well-respected guy in the multifamily industry. And he mentioned very clearly in his book, right? I mean, to get started, you probably want to work for someone or go work as a property manager. And I don't think so many people are following it because people think it's just buying assets and letting it ride through a, it's okay. But what did you learn from that experience? And starting from property management and going into as an owner as well. Ivan: You know, this is 2011, 2012, I've got 70 units and I am everything. I'm the busboy, the cook, the maitre D. I'm the leasing agent. I'm the property manager. I'm the rent collector. I had a little bookkeeper that came in every other week cause I didn't want to screw that up. So I literally did everything first and learned to be efficient with it and also learn, you know, strengths and weaknesses and made a lot of mistakes. I've finally just decided early on that I knew I was gonna make a lot of mistakes and that was just part of it. I finally figured that out in my mid twenties, that being an entrepreneur is a lot about failing forward, making mistakes and learning from those mistakes and not quitting. It's not a calm, okay sort of method, but it's the backstory to a lot of successful entrepreneurs. So I just copied what those who had been there before me had done. James: Got it. Got it. And I mentioned it in my book, I mean, across all commercial real estate, multifamily is a really, really good asset class but the hardest part in multifamily is property management, right? I mean, managing that 300 or 100 units income stream from different people is just the hardest. I mean, you'd rather buy an office, have three tenants, professional tenants and you're done. Ivan: Yeah. Multifamily is the best asset class for return on investment on the planet until you move in the people. James: Yeah. Until you move into the hard job of multifamily, which is basically the property management and, you know, you'll figure it out. You'll figure it out beginning in itself that, you know, property managers, I mean, you want to start from property management and going into asset management. I mean, you and I know that you really don't make money in property management. It's basically a time-consuming job. Ivan: The most important one, but very, very time-consuming. The most important job, James: Absolutely, the most important and we do it for control, right. For control of our value... Ivan: Oh, absolutely. I couldn't imagine hiring a third-party manager for my own assets. It's just the way we do things and the amount of control we have, the ability to move pieces around. For instance, we had one property that was suffering a little bit. We were still trying to get the right management team in place. We took our best leasing agent in the entire company and we moved her across the state to do her thing at an asset that needed her assistance. And that's very easily done when you control the management side of it. If you're out there and you're just another number to a third-party company that's a far more difficult solution to get. They're not necessarily going to give you their best people or move around their best people. James: Yeah. And I also think property management is the best way to make deals, numbers work in this market cycle, right? Where the market, it's not like appreciating like what it used to be in the past five years. Ivan: You're giving away my best secrets, James. James: I know. Ivan: How we get our value-add picture to work is a big part of it is being able to manage these units efficiently and knowing exactly what it's going to cost to run them and finding inefficiencies and reducing expenses. It's one of the three legs on the stool right now for making deals, achieve target returns. No question. James: Absolutely, absolutely. I think that's very important for...that's why we do vertical integration. Because deals at this stage of the market cycle, where everything is overpaid and people are bidding for high prices for everything and it's just so hard to do, you know, if you're doing it third-party. Ivan: No question. James: So, yeah, I mean, to be frank with you, in the last one month, I have like four guys, four friends who are syndicators, who never had a third party. I mean never had their own property management. They called me for a meeting. They say, Hey, how can we do our own property management company? And I asked why and they said, Oh, you know, all these guys are not good. All this third party, what I told you guys like two years ago, right? And I say, do not do it. But they say, no, we are going to do it. Right? So I mean, yeah, if the market is 150% and your property management is 70% capable, market is 150%, your property management company capabilities are mask off by the market. Right? But if it's the other way around, right now, I don't think the market's at 150% probably is 90 80% right? But now you know, everybody's getting undressed on how capable they are. Now, everybody's like scrambling to go and say, now they're seeing all the weaknesses of all the third-party property management companies. Right. Ivan: Agreed. James: Yeah, absolutely. Absolutely. So come back to deals that you buy in the Midwest. So is it you are in Midwest and is that why you buy in that market? Ivan: Well, I'm lucky. I live in a place that's really great to invest in right now. Midwest, it's steady. The markets we look at have been growing on average 3% a year for 35 years. They don't boom, but they don't bust either. And so, we like a lot of these tertiary and secondary markets in the Midwest that have also successfully decoupled from the Roosevelt economies of old and have government education. Health care is big. There's some blooming in the tech space, R and D, there's some big insurance companies, financial services. So there are these markets like Indy is a great example that hasn't quite seen the boom that some other markets have, but they've just continued to steadily grow, which is really good on a five to seven-year hold period if you can find the right assets inside those markets. James: Yeah. Midwest I mean, I'm not sure where I read it, but essentially the whole Midwest is very stable in terms of economy, right? Ivan: Yeah, it really has become that way. And also in the B, B plus rental cohort, the percentage of rent income is still in the mid to high 20% range versus a lot of hotter markets where it's higher than that. So I would see that as a sign that there's still room to grow rents if you're good at picking growing submarkets within those markets. James: Got it, got it. Yeah. If you're able to identify the submarkets within the market itself.  Ivan: The submarket within the submarket, within the submarket, right? James: Well that's what real estate is.  Ivan: Hyperlocal.  James: Hyperlocal. Yeah. And I'm sure you being local, you would be able to know a lot of areas on your own and then you'd be able to figure it out things. So what are the States are you investing right now in Midwest city? Ivan: So far we're in Indiana, Ohio, Illinois, we've got lots of submarkets in these areas that we are targeting. And then from there, there are certainly other States we've got our eye on, here in the Midwest as well. James: So, the deals that you are getting from this Midwest, is it through brokers or how are you guys, through relationships or how's that? Ivan: At our level...so our typical deal is going to be somewhere in the 30 to $40 million range and all those assets are controlled by the brokers. If you try to circumvent them and start going direct to sellers, they're really not going to keep you on their deal flow list. So we use the brokers to our advantage and we get a lot of off-market deal flow from our beloved brokers. We've closed a lot of transactions with them. They know we're a great company to do business with. We never retrade, we close quick. And so, we ended up being on the shortlist when they've got a seller that may be willing to transact but doesn't necessarily want to go full bore on market. James: Got it, got it. So let's say today a broker sent you a deal, right? So what would you look for in that deal that may be attractive for you? Ivan: Yeah, so we're looking for newer assets that are late 90s, early two 2000s. We'd like some stability because our fund dictates that the property can pay monthly cash flow to the LPs starting within 30 days of closing. And we liked that cashflow to be current to the preferred return of 7%. So it's got to have cashflow, day one. And then we still want to see some upside from value add, bringing in our management team, like you and I just spoke of, to manage it more efficiently, but also to make some improvements. If it's the mid-90s, it likely can stand some amenity upgrades and some cosmetic upgrades to the units. So we're looking for, for those two pieces.  And then third, we want a market where the rent is still growing, jobs are coming in, it's a good school district, you've got population growth. So those three components. If those add up to a reasonable expectation of 15, 16, 17, 18% IRR on a five to seven-year hold, we'd like it. We underwrite it to attend. So, if we're holding it more than seven years, we want to do two and a half, three and a half X equity multiple net, or we really want to harvest every five years if we can. James: So how do you determine the exit cap rate? I mean, I know you can't really determine the exit cap rate but in the Midwest States, how would you underwrite, what is the market cap rate plus how many...? Ivan: Yeah, I know there's a lot of talk right now about exit caps and what makes sense. We always just provide a cap rate sensitivity analysis. So we show what it looks like if the cap rate goes up every 25 bips, we show what the return looks like. It's our suspicion that cap rates are maybe a little bit lower than they will be over the long run, but not as much as you'd think. The spread right now between the 10 year treasury, which is at 150 today (actually it's a little less than 150 thanks to the coronavirus) and say a cap rate on buying out of five and a half or six, you're talking about 500 basis points spread in some cases.  In 2008 when the economy crashed, the spread between the 10 year and commercial cap rates was 50 75 basis points. So if you think about the spread between what you get for leaving your money in a 10 year bond and what you get for putting your money in multifamily is still very, very fast. So I don't see that spread going up unless interest rates go up a lot and there's a growing consensus that interest rates aren't going up anytime soon, the debt would just get too expensive. There are too much deflation and global slow down in the macro global economy to force rates up. They're actually continuing to have to ease and keep rates down. And so, I am certainly in the school of thought that we are going to look much more like Japan over the next decade. We're not going to have a lot of negative GDP but we're not going to have a lot of positive growth either. So rates will stay fairly low and there will be a demand for risk assets that offer a healthy spread above the 10 year. So that being said, you know, I probably went down a rabbit hole, maybe a little too deep, but with that being said, you know, we're typically looking at 50 basis points on the exit at five years but we don't get too caught up into that. We never show our pie in the sky and projections to our investors. We never show what we think the maximum rent we're going to return is. For example, I just bought a 272 unit deal, a fantastic deal I'm excited about in the submarket called Greenfield, Indiana, it's inside the Indianapolis MSA, third fastest growing County in my state. And I just have been organically raising, for instance, closing $150 a door on renewal and I'm painting and carpeting. James: That's awesome. Ivan: So I'm not really worried about my exit cap on that deal. You know what I mean? The thing is if cap rates, this is the other reason why you and I get 10 year, 12 year agency debt is because if there's this point in time where cap rates spike, I'm not selling, I'm going to hold the property in cashflow. Just think about it, James. If cap rates are going up, it's because of inflation. Interest rates are going up to fight inflation. Agree? James: Yep, absolutely.  Ivan: Well, if inflation goes up, rents are going up too. And the best part about apartments is that we get to reset our rents every month and every year. And so if I don't have to sell at this little point in time and I can raise my rents and wait for things to stabilize and cash flow along the way, I shouldn't be as worried about an exit in a specific year. Where people should be worried about exit cap are these shorter terms bridge loan deals where they're banking on a big rent increase in a refi or a sale two years from now or three years from now. I think that's taking on a measure of risk that would be a little more than I'd be willing to buy it off. We locked in that agency debt early. James: Yeah. Yeah. I've been doing my agency, all my deals has moved to agency, you know, for the past two years I've stopped doing bridge loans just because of the exact reason that you are talking about and yeah, I agree. Bridge loan do have some risks. Some people like it because they think they can flip it but you don't want to flip at the end of the age of the market now [21:51crosstalk]  Ivan: It can also flip the other way on you. James: Yeah, exactly. I mean, bridge loans and turning around huge deep value add needs a lot of skills and you are really banging on the market timing right now. There are a lot of factors to put in. I mean it's like a flipping a house, you're flipping an apartment. So is that how you started from the beginning itself, where you have trained your investors to focus on the cash flow of the deal? And a lot of my investors now, they want like annuity, just give me a cash flow. I don't really look at the pop the bag and it just give me an annuity because you know, six to 8% return cashflow is an awesome return. Right? And it can be much more awesome going down there. Ivan: Yeah. So, how we work with our investors is first, we educate them on how we mitigate the downside. Why we do agency loans, why we lock in for a longer period of time and we plan to hold it. Why we're buying a little bit newer of an asset versus what we were buying in different stages of the market cycle. Then we look at the yields of the property and we look at with them, like you just said, look at this asset. If nothing else works, it's still going to yield seven, eight, 9%. And then we're looking at what's the potential upside down the road, in that order because people do want to see cash flow first and they don't want to lose money. And it's nice to be in a situation where if the stock market is down 30% or if it's 2008 2.0, we might not be selling anytime soon, but we're still going to be cash flowing. Whereas, other parts of their portfolio will be hammered. James: Correct. At that time, that seven to 8% would reap some really, really good return. I mean, you are basically getting it now and you're just maintaining it throughout your market up or down cycle. Ivan: And it's harder but that's why we look for deals that have that seven, eight, 9% cash flow very quickly. And we pay monthly on our distributions is because I like monthly cashflow. I know you do and investors you do. James: Yeah. But is that how when you started like six units, 30 units, 35, is that how you were looking at the apartment? The perception of change. Ivan: No. [24:17inaudible] 2010-2011. When I bought that property, it was bank-owned, REO so that those were heavy value add deals. So early on, I was learning how to reposition a property. Because that was the market cycle that we were in, the stage of the market cycle at that time. And so, I started off buying those, I bought some C properties and Bs and we're looking for more of those heavy value-add deals. And as the market changed, we changed with it. James: Got it. That's very interesting. That's the part that I did. I did a lot of deep value-adds and you know, prove ourselves. I mean, deep value-add takes a lot of skills. I mean, even value-add takes a lot of skills or how fast the turnaround or how we manage a contractor, how you manage your finances, how do you manage your scope of work and the schedule itself. It's very complicated, right? I mean, a lot of people would have done it by skill. A lot of people could have done it just because the market appreciated, not to say because they did the job itself. Ivan: I'm sure you are excited for those deep value-add deals to come back one day down the road. But today a deep value-add deal, we just underwrote one. There was a moderate value-add, maybe $15,000 a door and if everything went according to plan, we would make a 15 IRR. James: Then what's the point of doing deep value-add? Right? Ivan: What's the point? Right. Because I just bought a 1998 vintage deal. It's fully occupied. And I just told you I raised rents organically already and that's going to do a 17. And so, there's so much demand and there are so many buyers trying to crowd in and buy these so-called value-add deals that we've gone to a different strata within our space to find value. And then, when those value-add deals, get back up above a 20 IRR, I'll start taking another look at them. James: Got it. Got it. Got it. So you have changed your strategy just because of the market cycle, and you think that is what the investors want, and you still get, I mean, a lot of investors who had even one, three, 4% return, right? So if you're able to give them like, you know, 15% IRR or 17% IRR, they would be ecstatic. Ivan: Yeah, in my opinion, I've got to be mindful of the market and work within my marketplace. There's opportunities in every stage of the cycle. But you have to go right with the market, not against it. James: Yeah. So how are you competing with big institutional players? Because they look for this 1990s, 2000, and they'd be able to look at the same deals that you are looking at. Right? Ivan: Yeah. It's very hard. It's very hard. I'm very lucky that I started this several years ago. And that I've got a reputation and a track record with the biggest brokers in my region which are all national brokers. And we lose a lot, we lose a lot to big guys. I've just lost a deal yesterday for a deal, I loved it, at 41 million and some out-of-town buyers who've done it for 44 million so they can have it. A lot of times it's off-market. And then some of these submarkets that we're keenly interested in are off the radar of some of the bigger fish from out of town. And that's really how we're finding a lot of value. We know where the emerging markets are, the old Dave Lindahl approach, right? We know how to spot an emerging market and that's a key to getting that value. That's really, in my opinion, one of the only ways that you can get those returns up to where they need to be to continue to please your existing investors and attract new ones. James: So let's go into details on how do you identify emerging market. Can you give like top three things that you look for to identify this as an emerging market? Ivan: You know, there's a lot to it. I'm lucky that I'm in an area that I want to be in, but we're looking at infrastructure improvement is a big one. We're looking at population growth, job announcements. Have the developments. So example in Indianapolis, I know where the growth is going. I know where the good submarkets are that it'll be the big suburbs of tomorrow. Infrastructure is probably one of the biggest ones. For instance, we're buying in a market right now or they're building a brand new federal highway over the Ohio river that is going to bring more jobs and more commerce. Right?That's just a few of the nuggets James: I think the local knowledge and the local connections, right? Just, just the local knowledge itself is just very powerful. Ivan: Yeah. But it's not as hard as people think to find. I mean, if you're looking at the entire map of the United States and you're like, okay, I got to find an emerging market, that's going to be tough. But if you can start to focus in on an area and say, okay, what's like one rung out, where's the growth going? Where are the new big infrastructure projects planned? Where are the good schools out in those areas where people are moving to, where the housing starts, right? Housing brings commercial, commercial brings jobs and jobs bring multifamily. James: Got it. Yeah, it's very interesting to see where is the path of progress and just go and target that where the big fish is not really looking at.  Ivan: And then if you're buying below replacement costs and you're doing it right, you should have a rental range that gives you an economic moat between what a new construction project would have to deliver and would have to charge in rent. So if I'm in an area, like I told you about Greenfield and Indianapolis, I'm in that area and right now my target rental rents are maybe 1150, 1175 target rents after renovation. If I know in that market that somebody wants to come in next door and their rents have to be $1,400- 1,500 a month just to get a shovel in the ground then, I've got a decent defensive asset. So new supply, in many cases for me, isn't as dangerous. It's actually, it can be a good thing. James: Got it. Got it. Yeah, that was my question because in 1990 2000 vintage, sometimes can be competing with a new supplier.  Ivan: Yeah. You really got to make sure your Delta is three, four, five, $600, especially if you're buying A-minus like me. It used to be the difference between A-minus and A-plus was maybe $200 and now in a lot of markets, it's 500, 600, 700, maybe a thousand. And so, if you can figure out where to enter that market and have a large spread between you and new construction, you're much more insulated from A-plus concessions. James: Yeah. Got it. Got it. So apart from getting good loans, because right now, the interest rates are pretty low, apart from the buy itself, you're probably buying at a certain price that you think you can hit the investor target. How do you do value-add? I mean, what do you look for in this 1990s, 2000 vintage that is common. What are the biggest value-adds that you see that is your favorite? Ivan: Oh, that's none of your business. James: Come on, man, reveal the secret. I have to work hard on 1980s, 1970 probably. I want to go to 1990. What are the things, apart from the price, apart from the loan? Ivan: Well, listen, I'll give you a nugget. James: Yeah, you can give a few. Ivan: A lot of operators are spending way too much freaking money on unit improvements. James: Okay. Ivan: Okay. And so because we're vertically integrated because we're property managers and we know everything going on on the front lines, in the trenches, we know where we're going to get an ROI. We know that maybe granite countertops don't get us the ROI but really nice Formica does. We know that a yoga studio...in redoing a 90s fitness center with new equipment and a little yoga studio, it's going to get us a much better ROI than stainless steel appliances, for instance. So it's just knowing your market, it's knowing really the ROI on those improvements and how they impact rent and it's different everywhere you go. It's not like you can just take what I say, go do it anywhere. You have to know in that market what works. James: So is it by doing market surveys where you look for, I mean, in terms of...? Ivan: Well, remember we don't have to survey the market here because we are in the market. We manage the properties. We have leasing agents all over the Midwest that are giving us instant, realtime feedback, right? James: Yeah. Yeah. Ivan: But with that said, we shop our competition. So, because we control our management company and we're part of the apartment association, it's a very tight family in the apartment industry and we really hire from within most of the time because it's such a specialized job. And so, my team can call anybody on any apartment project anywhere in the Midwest and say, hey, it's Cat from Band. Can I shop you today? And they do the same to us and we all trade information on what's working and what's not. And that's really one of the really cool things about property managers, we help each other, right? James: Yeah. Yeah, absolutely. Absolutely. I mean, it is a very small... Ivan: No here is what we do: We shop ourselves, we secret shop ourselves. We're very upfront with our competition. When one leasing agents calling my competitor and saying, Hey, can we trade what's working, what's not? What are you guys renting for? But then we secret shop our own people and they get scored on how they do by outside sales consultants. James: So, you talk about two things. One is the amenity where certain amenities are desirable, where you can raise rents because it's more desirable. The second thing you talk about is the efficiency within the pipeline of property management. Ivan: Listen, nobody uses the gym but it still sells people on renting. James: Yeah, I know. It's crazy, right? I mean, right now I'm being more cautious about what I spend on a gym because I know people may not use it. So I know there's a gym…  Ivan: Yeah but it's the wow factor, James. Oh, you've got a yoga studio. Maybe I'll do yoga now. I've been meaning to do yoga. The year goes by, I never did any yoga but I rented from that guy, James. James: And I see my property managers using the gym, not my residents. That's okay, you need everybody to be healthy.  Ivan:  #culture. James: So let's talk about amenities. How do you decide on which amenities are more attractive? Ivan: It's all a functional market. And, again, it depends on what marketplace that we're talking about. So we're looking,  we will redo pool furniture. Bark park is an easy one to put in if it's not already there, we're typically redoing the gym. A lot of times we're redoing the clubhouse with new paint, new furniture, maybe a couple of computers. Again, things that sometimes we will never use, but just to give that wow factor when they come in to be able to close them on living there. James: So do you increase, like, I mean, you'd be mentioned in the beginning, $100-150 per door just by adding amenities and better management, I guess. Ivan: Yeah. It doesn't always work out that well and usually that 150 is coming from multiple areas. We're raising certain fees so maybe the owner hasn't raised pet fees or water fees since they bought the property. I get bad reviews on my website because we raised water fees to market, you know, but that's just part of it. It'll come from organic rent increases, which is where we're just raising the rent on turn. And then it comes from quick cosmetic improvements to the units, on turn as well. Paint, countertops maybe new cabinet hardware. We rarely ever take out the cabinets. Maybe new switch plates, maybe some new flooring in the kitchen and bath. Very light improvements. James: So among the things that you mentioned just now, what do you think is the most valuable improvements that is the biggest bang for the buck that all your residents love? Ivan: Yes. James: Which one? You've mentioned like five or six, which ones? Ivan: I've given you more nuggets that I should, man. I feel exposed to you. I feel like I got to tell you these things, but no, no. I'm like, keep this to myself. You know, it depends. Sometimes it's organic, right? We bought a couple assets where it was a big company. They own 5,000 units, but they still ran it like a mom and pop and they were like 20 years old and they never raised rents. If people don't move out, they don't renew them and increase them; we do. Another property, it was the amenity package that really started getting more income in other properties. So it's all those things and it's property by property, which one's going to move the needle the most. But typically you need all those components to get into that target rent. That 125, 150, 175, it's going to help you achieve your target returns over the whole period. James: Got it. Got it. So yeah, that's very interesting. So let's go back to whatever you mentioned just now to the demand of the property, which are the residents. Do you think the residents in this 1990s vintage, 2000 year apartment residence is harder than class C, 1960, 1970 residence. How did you manage? Was it more maintenance? Ivan: In some ways, it's less maintenance but in other ways, the tenants can also be the residents. We don't call them tenants anymore, James; the residents. James: Yes, exactly. Ivan: The residents can be more demanding, have higher expectations. See you've got to have the right people there that are used to managing that particular product with the income of the residents that live there. So yeah, some people would misunderstand and thinks that A-plus is easier because everything's new and shiny and oftentimes A-plus is extremely management intensive because of the expectations of the residents. So in some ways easier and in some ways not. James: Yeah, someone told me, a regional manager told me that A or A-plus residents are much harder to manage because they have all this ego that they can pay. They expect a lot of things from the property management company and sometimes their delinquency can be high because they say, I can pay next week, you don't have to really come up... Ivan: We find the collections are usually better. James: Okay. Got it. Got it. So let's go to financing. So on top of agency debt you also do hard debt,  right? And why did you choose some of the deals to be under hard loans? Ivan: It's a great way to take a ton of risk off the table. It's a 35-year amortization and it's full and meaning, you can hold that note for 35 years without having to refinance yourself. So you take a lot of risk off the table. The interest rates are somewhat lower, although Fannie and Freddie have gotten very competitive in the last couple of years. It allows you to get an 85% loan to value on after repair value, so you can finance a lot of improvements as well, which is great in some circumstances. So if you want to hold the deal a while, like 10 years or more, HUD can be a good alternative. It's also very compliance heavy. There are audits, there are physical audits of the property, so you really have to know what you're doing.  We like it just simply for risk management. So we have several assets that are HUD. Big myth is that HUD means it's an income subsidized project and that's actually incorrect. HUD finances A, B, C, D assets. Their mandate is to help provide rental housing so it's available to a lot more people. A lot more assets than people may recognize. It's certainly not for everyone, but in certain circumstances, I think it's advantageous. We locked in our last HUD deal November of 2018, a $34 million deal. Locked in with HUD, our all in note rate is 313. James: And I remember November 2008, the interest for agency debt was pretty high cause I did lock in some deals at that time and I think that was, I think, November, December is when it picked up and it came down again. Ivan: Yeah, it was luck, we were able to catch the bottom of that treasury dip, which helped but it was still lower than the agency. James:  I know HUD like a six months once distribution, where you can take out the money. How do you do distribution to your investors when you have that kind of limitation? Ivan: That's one of the downsides of HUD. You can only distribute every six months. That's why we don't use it very often. It's a different investor profile. Some investors want to be defensive. They want to have their money in something and they want to have leverage but they want to have downside protection. So HUD works really well but it does not provide the same sort of cashflows that agency and Freddie do, which is why we typically use the agencies. For instance, I think I said earlier with our fund, it distributes monthly; I couldn't do that with HUD. James: Got it. Got it. Hey, Ivan, let's go to a personal side of you, right? Why do you do what you do? Ivan: You know, for me, multifamily and growing BAM as a business is a lot of fun. Because the bigger it gets, the more fun I get to have and it's a great business for designing the life I want and designing the business in a way that it's the life I want for myself, my wife, my family. And so I liked the wealth and the freedom with real estate. Yeah, that's the crux of it. James. I've got some big goals and being a good dad and a good husband and a good member of my community and leaving behind the legacy. And for me, owning real estate and owning a business to operate it, is the path. James: Would you do this for another 20 years? Ivan: You know, it's funny, I got to sit down with an older guy on the banking side of our business of multifamily. He took his bank public. I dunno what he's worth, but it's over half a billion dollars. He's probably approaching 70. And he says, Ivan, you don't stop; you just play the game at a higher level. And I can tell you he's having a lot of fun, has a lot of freedom, has a lot of time with the grandkids, travels wherever he wants for as long as he wants, with whomever he wants. So I don't see myself retiring in the traditional way, I want to continue to just play the game at a higher level. James: Yeah, it is so fun to keep on improving things. Ivan: Yeah. And I like to tell young entrepreneurs this and people that are newer to the business, if you're getting bigger and you're not having more fun, you're not doing it right and you need to refocus on your people and your process and so that you can scale it. Because none of us can just keep working harder. It's unsustainable. James: Correct. Yeah. That's one of the challenges that we are having and we are trying to grow and you know, it's becoming harder to find that process and people especially to replace what we do. And we have set an expectation on how things should be done, but not everybody is gonna work like what we do. Ivan: The first coach I hired four years ago, all we focused on was figuring out what my one thing is that if I spend most of my time on that, I will be successful and then finding the right people to do everything else. And then the hardest part is from a guy that started myself and did everything myself, the hardest part but the key is getting out of their way once you hire them. James: That's really hard. And you're right, that is the hardest part. Ivan: I think Tim Sarah(?) said it best. James, he wrote some articles about letting little bad things happen and that's key. Excuse me, I thought I was going to sneeze. Learning to let people make mistakes even when it costs you money and letting them learn and fail forward just like you had to do, it's very freeing. And when you have a management company and you've got fees coming in every month, it becomes a little bit easier to start to let those little bad things happen. Let people fail forward, let them learn and make sure they're not just coming to you for the answers all the time. James: Got it. Got it. Yes. The art of delegation and managing people. So it's just so hard to master, right? Ivan: Well, if you get the right people, there's far less management. You get the right people in the right seats. That's a big part of it. James: Yes. Yes. I agree with you. Let me ask you one more thing. I mean, you started from six units to now, almost 3000 units. So I mean, you have gone through a lot of experiences. Tell me one proud moment that you can never forget that you were really, really proud of yourself. Where you think, Hmm this is something I will never forget in my life, what is that moment in your real estate career? Ivan: Oh, so real estate category? James: Yes. Something related to real estate. Real estate family, I mean, anybody, just a human interaction. What is that one moment where you think that, 'I'm very, very proud that I did this and I can never forget this until the day I die'? Ivan: So it was one of our first bigger deals, it was only 89 units. I think I bought that one after I bought [48:53crosstalk] Yeah, I bought 112. I had already bought 112 units. And so I almost passed on this deal. It was only 89. I'm like, I don't want to do a deal that's only 89 units. And it was in kind of a rough area that we thought was maybe emerging. We kind of looked at each other or like my partner and me, like six months ago, this deal would have been huge for us, why are we turning our nose at this deal? We should do it. And we did the deal, we got it at a good price and people thought we were crazy. And it was a little bit difficult to raise the money. And we bought it from a construction guy that had already done all the heavy lifting on the value. So people thought, right, what's left to do because this guy already improved it physically, but we had the suspicion that we could manage it better. And two years later, we sold it for almost $2 million more than we bought it for, ended up selling it at a two and a half X to our investors in two years, a little over two years. And that was my first like really big home run. And I remember thinking, gosh, we almost didn't even do this deal. James: Yeah. So what did you guys do in that deal to make that much money since it's already done..? Ivan: We got a much better manager in place. We got a really good maintenance guy in there and of course, we asset managed them and we were able to raise rents, we got occupancies up. We reworked the utility bill back to make more revenue there. So the cap rate on that one didn't compress all that much on the sale. It wasn't just like the market went up. We just got in there and turned around the NOI because this guy was really good at making all these physical improvements and he was a terrible manager. And so we got all that straightened out and a couple of years later, had a big win to show for it. James: Awesome. Awesome. Yeah, I remember my third deal was like, everything's done, well, I was trying to find out what's wrong with this deal and it was a smaller deal from what I used to do, trying to really analyze what's wrong. Something is wrong but it ran in and out of contract like five times and the seller was really frustrated, so he wanted someone to close it so that's where I came in at that time. So Ivan, why don't you tell our listeners how to find you, how to get hold of you or your company? Ivan: I'm all over the internet. The easiest way to find me and my team is probably Ivan barratt.com. B A R R A T T If you Google Ivan Barratt, you can find ivanbarratt.com. Barratt Asset Management. Ivan Barratt Education, which is a site I put together for accredited investors, but they all cross-pollinate. So you find one, you'll find them all. I'm all over LinkedIn. Okay. And then if you want to talk, 317 762 2625 James: Is that your cell? Ivan: That is my scheduler to get you on the phone with me.  James: That's going to be, I was surprised. It sounds like a cell phone, but it's not. Awesome, Ivan, thanks for coming over. Hope you enjoyed it. Ivan: I had so much fun, man.   James: I learned so much from you and I'm super happy to know you and thanks for coming in and add value. Ivan: Yeah, I'm sorry to miss you in New Orleans. I can't make it. I'll see you at the next one, dude. I always enjoy our conversations and I gave my banker a ton of crap, thanks to you. I appreciate that. James: Oh yeah, absolutely. I gave you that tip.  Ivan: Oh, yeah. James: All right, so thank you.

Many real estate investors struggle to go from an individual contributor to a company owner.This week we talk with Ivan Barratt of Barratt Asset Management about how he successfully built a $300M AUM real estate syndication company from the ground up by hiring amazing talent and getting out of their way.Watch this episode to learn:* Who should be your first hire* When is the right time to make your first hire* Where can you find the best talent* How to get people excited to join your team* Why you should invest ahead of the curve with top talentGet Smart and Invest Smarter with the Apartment Investor Show where JC Castillo and Paul Peebles interview top industry experts and discuss current market trends, investment strategies and fundamental concepts to help you make smart multifamily real estate investments. Visit our website at: http://apartmentinvestorshow.com/JC Castillo has spent the last 13 years helping investors profitably navigate the ups & downs of a full market real estate cycle. In 2006 he founded Multifamily Property Group, a vertically integrated private equity firm focused on large scale value-add apartment properties in select US markets. Learn more about Multifamily Property Group at: https://www.multifamgroup.com/Paul Peebles has been arranging real estate financing for borrowers and institutional clients since 1987. Mr. Peebles is the National Underwriter at Old Capital, underwriting and structuring all transactions handled by the company. Learn more about Old Capital at: http://www.oldcapitallending.com/Guest Info:Ivan Barratthttps://www.ivanbarratt.com/

Rod & I Discuss: Building a $50 Million Portfolio Losing said Portfolio How to Recover from a Loss like a Boss Buying & Managing Apartment Buildings Relevant Episodes: (There are 148 Content Packed Interviews in Total)  Lane Kawaoka on Scaling up to 2,600 Units From House Hacking to $300 Million in Commercial Real Estate with Ivan Barratt Sakar Kawle on Building a 200 Unit Portfolio in Baltimore Joe Fairless on Scaling up to 3,500 Units Resources Mentioned in this Episode: www.RodKhleif.com  

Richard & I Discuss: Types of Deals Family Offices Seek How to Get Tossed from a Family Office How to Set up a Family Office, if You’re Already Wealthy Preparing Your Pitch for Family Office Investments Relevant Episodes: (There are 147 Content Packed Interviews in Total) Benefits of Scaling to $350 Million in Self Storage with Kris Benson From House Hacking to $300 Million in Commercial Real Estate with Ivan Barratt Sakar Kawle on Building a 200 Unit Portfolio in Baltimore Litigation Finance-How to Fund a Million Dollar Lawsuit with Roni Elias   Resources Mentioned in this Episode: www.FamilyOffices.com  

Adam & I Discuss: Research, Ranking, & Selecting Markets Why High Cap Rate Might Indicate a BAD Deal… Looking at Apartment Deals Over Long Term Leveraging Meetups into Milllion Dollar Syndication Deals   Relevant Episodes: (There are 146 Content Packed Interviews in Total)  Lane Kawaoka on Scaling up to 2,600 Units From House Hacking to $300 Million in Commercial Real Estate with Ivan Barratt Sakar Kawle on Building a 200 Unit Portfolio in Baltimore Joe Fairless on Scaling up to 3,500 Units     Resources Mentioned in this Episode: www.RealBlueSpruce.com  

Ivan & I Discuss: Progression from Developer to Long Term Owner/Operator Latest Revelation-Multi Asset Syndication Equity Splits when Funding a $20 Million Deal Property Management Company as Key Asset in Machine   Relevant Episodes: (There are 141 Content Packed Interviews in Total) Ian Walsh on Why Your Offers are NOT Getting Accepted Benefits of Scaling to $350 Million in Self Storage Anna Barsky on Deferring Capital Gains Dan Breslin on Raising Private Money for Single Family Flips Resources Mentioned in this Episode: www.BarrattAssetManagement.com

Click Here To Listen This Awesome Podcast. Ivan Barratt is a multifamily unit owner and syndicator who specializes in FHA and Agency financed projects. Since 2015, Ivan Barratt has raised nearly $60 million in equity, acquired over 2,500 units and grown Barratt Asset Management (BAM) to a best-in-class; vertically integrated, asset and property management firm. Today, Ivan focuses his time on equity finance, acquisitions and company strategy. Currently, his companies manage well over $250 million in assets, comprising nearly 3,500 units. Some topics covered: -How and why did Ivan get started in real estate? -What were some of the key takeaways for Ivan when he worked in real estate development and what advice would he have for people in development now? -What were some of the mind-set goes Ivan used when he was in debt around 2007, to push through and not give up on real estate? -What are some key factors to look for when looking for a 3rd party property Management Company? -How has owning and running a property management company helped Ivan when buying and running his own assets in his portfolio? -How has Ivan prepared his portfolio for the next 1-2 years in the current multifamily market and where it is heading? -Not thinking “the show is going to stop anytime soon” but preparing everyday like it is -How has Ivan's conversations grown with investors by going from a syndication to a fund model? -Fund Model – Multi Asset PPM -For a newer investor, does Ivan think moving to a Multi Asset PPM is a more advanced step or is it a more risk adverse step right now? -What are Ivan's favourite strategies to finding off-market multifamily deals? -With the rapid growth of his business, what is one of the key components Ivan is working on fine tuning right now with his business? -What does Ivan's daily routine to make him the most productive? -Words Ivan lives by? -Ivan's advice on some key steps someone starting their multifamily journey can take Best way to reach Ivan: www.barrattassetmanagement.com or www.ivanbarratteducation.com  or call his office at 317-762-2625 https://www.facebook.com/ivan.barratt https://twitter.com/ivanbarratt https://www.linkedin.com/in/ivanbarratt -------------------------- ????Big News Ahead???? The Multifamily Foundation Podcast???is launching in two weeks! Become a member of our Multifamily Foundation Facebook Group Today! https://www.facebook.com/groups/435752317171873/ -------------------------- Find Financial Freedom through Investing in Apartment Buildings: https://lnkd.in/gmu8-BR For Those Who Are Serious About Buying Large Multifamily: https://lnkd.in/g__DBpu   -------------------------- Subscribe Us On YouTube: https://www.youtube.com/channel/UC1SuXB01d14DC8ZnEWpRQdQ  Subscribe Us on #Libsyn: https://thereifoundation.libsyn.com/  Rate This on iTunes : https://apple.co/2Xp8cjU  Podcast on YouTube: https://youtu.be/3vwMn-OEKU0   See acast.com/privacy for privacy and opt-out information.

Ivan Barratt is a multifamily owner and syndicator who specializes in FHA and Agency financed projects. Since 2010, Ivan Barratt has raised over 60 million in equity, acquired over 2500 units and grown BAM to a best-in-class management company. Today Ivan focuses his time on equity finance, acquisitions, and human capital. Barratt Asset Management is headquartered in Indianapolis, IN, and was formed in July 2010. BAM specializes in the acquisition and management of multifamily apartment communities. BAM provides an array of real estate services, utilizing the knowledge and strengths of its employees and local market expertise to achieve maximum benefit for community residents as well as investors. From humble beginnings, BAM has grown from the management of a few small properties to over $250 million in total assets under management and ownership Key Points Getting caught up in the speculation game, losing focus on the cash-flow game House hacking a duplex to 2,500+ units How Ivan has built a vertically integrated company Return on Equity vs. Cash on Cash returns Asset Management – what it means Why both the B and the I quadrant (from Rich Dad’s Cashflow Quadrant) are important Lightning Questions What was your biggest hurdle getting started in real estate investing, and how did you overcome it? Fear and analysis paralysis. Do you have a personal habit that contributes to your success? Ivan listens to good content on self-development, sales, and real estate. Do you have an online resource that you find valuable? Podcasts, BiggerPockets, and Audible What book would you recommend to the listeners and why? http://amzn.to/2y5w5fT (If You’re Not First, You’re Last) by Grant Cardone http://amzn.to/2y3KJ7d (Maverick Real Estate Financing) by Steve Bergsman If you were to give advice to your 20-year-old self to get started in real estate investing, what would it be? Tell them all the things he’s figured out at 30 – focusing on cash flow! Resources https://www.barrattassetmanagement.com/ (www.BarrattAssetManagement.com) https://www.youtube.com/channel/UCAPByrKU5-R1emswVlyH_-g (Motiversity Youtube Channel) Contact Ivan (317) 762-2625 info@barrattassetmanagment.com  

Ivan is a multifamily owner and syndicator who specializes in FHA and Agency-financed projects. Since 2015, Ivan Barratt has raised nearly $60 million in equity, acquired over 2,500 units and grown Barratt Asset Management (BAM) to a best-in-class; vertically integrated, asset and property management firm. Today, Ivan focuses his time on equity finance, acquisitions and company strategy. Currently, his companies manage well over $250 million in assets, comprising nearly 3,500 units. And they were included in the Inc. 5000 list of America's Fastest Growing Companies! Find Ivan at https://ivanbarratteducation.com/ and www.barrattassetmanagement.com Ivan on LinkedIn: https://www.linkedin.com/in/ivanbarratt Ivan on Twitter: https://twitter.com/ivanbarratt Ivan on Facebook: https://www.facebook.com/ivan.barratt Ivan on Instagram: https://www.instagram.com/ivanbarratt/ Ivan on BiggerPockets: https://www.biggerpockets.com/users/ivanbarratt If you are looking to get into your first multifamily investment property but feel like you need help, then go to www.coachwithevan.com and let’s hop on a call and see how I can best help you achieve you big multifamily goals! Leave a review for Monumental on iTunes: www.bit.ly/eholladay Subscribe to the podcast and emails from Evan: www.evanholladay.com Follow Evan on Instagram: www.instagram.com/evanholladay Follow Evan on Facebook: www.facebook.com/EvanHolladay Follow Evan on Twitter: www.twitter.com/EvanHolladay Contact Evan: www.evanholladay.com If you have questions on podcasting and creating a thought leadership platform, shoot me a text at 502-627-0501! I want to help!

Structuring deals is all about getting the right investor and making them happy. In this episode, Ivan Barratt, the man behind Barratt Asset Management, breaks down the essentials when it comes to structuring deals and dealing with investors. Ivan teaches us which path to take to structure a deal and how we can determine if we want a 70-30 or an 80-20 split. On the investor side, he gives us the answer to what investors are thinking when looking at your deal structure. As Ivan names some of the common mistakes that people make in the process, he offers his best advice for taking care of investors.

Click Here To Listen/Download Ivan Barratt is a multifamily unit owner and syndicator who specializes in FHA and Agency financed projects. Since 2015, Ivan Barratt has raised nearly $60 million in equity, acquired over 2,500 units and grown Barratt Asset Management (BAM) to a best-in-class; vertically integrated, asset and property management firm. Today, Ivan focuses his time on equity finance, acquisitions and company strategy. Currently, his companies manage well over $250 million in assets, comprising nearly 3,500 units. Some topics covered: -How and why did Ivan get started in real estate? -What were some of the key takeaways for Ivan when he worked in real estate development and what advice would he have for people in development now? -What were some of the mind-set goes Ivan used when he was in debt around 2007, to push through and not give up on real estate? -What are some key factors to look for when looking for a 3rd party property Management Company? -How has owning and running a property management company helped Ivan when buying and running his own assets in his portfolio? -How has Ivan prepared his portfolio for the next 1-2 years in the current multifamily market and where it is heading? -Not thinking “the show is going to stop anytime soon” but preparing everyday like it is -How has Ivan's conversations grown with investors by going from a syndication to a fund model? -Fund Model – Multi Asset PPM -For a newer investor, does Ivan think moving to a Multi Asset PPM is a more advanced step or is it a more risk adverse step right now? -What are Ivan's favourite strategies to finding off-market multifamily deals? -With the rapid growth of his business, what is one of the key components Ivan is working on fine tuning right now with his business? -What does Ivan's daily routine to make him the most productive? -Words Ivan lives by? -Ivan's advice on some key steps someone starting their multifamily journey can take -Best way to reach Ivan: www.barrattassetmanagement.com  or  www.ivanbarratteducation.com or call his office at 317-762-2625 Super excited to welcome our Sponsor: Alpha Funding Solutions Check out www.alphafunding.com to get started or call 732-657-2014 . Alpha Funding Solutions: The Softer Side of Hard Money! Quick Pre-Approval Fix and Flip Loans: https://lnkd.in/gZXUg6K   Multi Family Foundation Workshop This is going to be an awesome event! Get Your Tickets Now at https://multifamilyfoundationworkshop.com/   Investing for Lifestyle and Legacy: https://www.yarusiholdings.com/ Subscribe Us On YouTube: https://www.youtube.com/channel/UC1SuXB01d14DC8ZnEWpRQdQ Subscribe Us on #Libsyn: https://thereifoundation.libsyn.com/ Rate This on iTunes : https://apple.co/2Xp8cjU Podcast on YouTube: https://youtu.be/3vwMn-OEKU0 See acast.com/privacy for privacy and opt-out information.

In this podcast, you will learn: How to find your avatar How to put the right people in the right positions Who to pick for your team How to graduate from friends and family network How to get more exposure and attention from your would-be audience How to audit your time and get ruthless with it How to delegate things that are not the highest and best use of your time How to partner with someone talented with the things that you're not How to get out of your own way and stop trying to control everything How to raise capital on the equity stack How to be intentional about the content you put out into the world And so much more! (https://RaisingMoneySummit.com) use promo code PODCAST for a discount on your tickets

Dan Handford with PassiveInvesting.com interviews Ivan Barratt with Barratt Asset Management about an 89-unit multifamily investment. Ivan talks about a unique strategy for adding value to this property by putting the utilities back in the property's name. This may sound counter intuitive so listen in to see how this was actually a major value play […]

Dan Handford with PassiveInvesting.com interviews Ivan Barratt with Barratt Asset Management about an 89-unit multifamily investment. Ivan talks about a unique strategy for adding value to this property by putting the utilities back in the property’s name. This may sound counter intuitive so listen in to see how this was actually a major value play for this property.

If you want to be a serious investor, improving your economic outlook the right way can be easy with the right resources. Whitney Sewell interviews Ivan Barratt, the owner of Barratt Asset Management, about economic and infrastructure improvement. Ivan shares his opinions on how his outlook has changed as far as the markets he is […]

Dan interviews Ivan Barratt, founder and owner of Barrett Asset Management. Tune in as they talk about how taking on an operating partner that was not the leader he said he was to be, made him put a system in process when hiring somebody new, and led him into a new partnership with the actual […]

Dan interviews Ivan Barratt, founder and owner of Barrett Asset Management. Tune in as they talk about how taking on an operating partner that was not the leader he said he was to be, made him put a system in process when hiring somebody new, and led him into a new partnership with the actual COO and president of his company who has shown a keen understanding of what it takes to mind about every detail and has helped the business grow.

Ivan Barratt has raised nearly $60 million in equity and acquired over 2500 units. His companies manage well over $200 million in real estate assets made up of nearly 3500 units. Connect with Ivan Barratt: http://www.barrattassetmanagement.com Connect with Seth Ferguson: http://www.SethFerguson.org

Ivan Barratt, CEO & Founder, Barratt Asset Management shares how a combination of persistence and strategic thinking can help you overcome challenges and meet your investing goals. This show starts off with Ivan sharing how he went from being a real estate agent to owning his own asset management firm. What hardships did Ivan face […]

Ivan Barratt is a multifamily owner, manager and syndicator who specializes in FHA and Agency financed assets. Since 2015, Ivan has raised nearly 30 million in equity, acquired over 2000 units and grown Barratt Asset Management (BAM) to a best in class management company. Today Ivan focuses his time on equity finance, acquisitions and company strategy. Currently, BAM manages well over 150 million in assets comprising nearly 3,000 units. 3 Golden Nuggets: Journey to your goals starts with the next deal Don’t Micromanage Persistence - mistakes are stepping stones Books: If your not first you’re Last by Grant Cardone Collusion by Nomi Prins You can connect with Ivan Barratt: ivanbarratt.com or ivanbarratteducation.com (317) 762-2625 This podcast made possible by our friends at HomeInvest.com. If you’re looking for the best turnkey investing company or want a free investment strategy session visit homeinvest.com/pillars. Connect with Pillars Of Wealth Creation on Facebook: https://www.facebook.com/PillarsofWealthCreation/ Subscribe to our email list at www.pillarsofwealthcreation.com Subscribe to our YouTube channel: https://www.youtube.com/channel/UCkg8HggkdPAuBaAQySJSEQQ/featured

Ivan Barratt's companies manage well over $200 million in multifamily real estate assets, making up about 3,500 units. He has raised nearly $60 million in equity and acquired over 2,500 units through his own company. In this episode, Ivan tells us about some of the mistakes he has made in his journey and delivers some takeaways on how he built his large portfolio, starting with a single duplex. He also gets into what he looks for in a deal today and how he leverages property management to not only retain tenants but also maximize profits.

Ivan Barratt is a multifamily owner and syndicator who specializes in FHA and agency financed projects. Since 2015, Ivan Barratt has raised nearly 30 million in equity, acquired over 2000 units and grown BAM to a best in class management company. Today Ivan focuses his time on equity finance, acquisitions and company strategy. Currently, his companies manage well over 150 million in assets comprising nearly 3,000 units.   He speaks with us about his first syndication, partnerships and habits for success. Top 10 Getting Started Property Management Blind Spots & Egos Risk Management Winter Is Coming HUD Financing Syndication Partnership Persistence And much more!   Ivans Website: http://www.ivanbarratt.com/ Register on the investor portal and fill out the investor portal form: Create an Account – Rand Partners Subscribe to our Youtube Channel for lots of great content! Learn More About Our Mentorship Programs

Growing up in a family of investors, Ivan Barratt had a taste of real estate during his formative years. Since then, he had set his goal of becoming an investor himself. He studied about the industry and even worked a commission-based job just to gain experience. At his lowest point, he started a property management company Barratt Asset Management out of his spare bedroom and slowly began acquiring properties.  Fast forward, he became a multifamily owner, manager, and syndicator, who specializes in an agency and FHA finance project. Based in Indianapolis, he focuses on strong Midwest markets with a long-term strategy. On this episode, he shares his thoughts on managing properties, finding deals that work, growing markets, and financing opportunities.     Key Market Insights      Grew up in a family of real estate investors, influencing his vision    Graduated from one of the top real estate schools, Indiana University    Worked on commission-based as an in-house salesman for a local developer    Started Barratt Asset Management (BAM) out of his spare bedroom in 2010    Leveraged BAM as a vehicle to acquire assets and generate cash flow    Manages over $150 million of real estate    Recently closed a 163-unit apartment community    Property Management Company - provides relevant and honest information regarding your chosen market and expected type of tenants    Current underwriting strategy: Does not chase internal rate of return and cap rates    Indianapolis Market is gentrifying economically: New developments & constructions, and diversified job growth    Other Markets: Suburb Northeast of Indianapolis (McCordsville), Southwest Ohio, Kentucky    Good Location: Strong school districts, diversified employment, new developments    HUD Financing: Long-term financing for ABCD assets with 85% LTV for acquisition, replacement reserves and renovations    Currently writing his book and redoing his website   Bull’s Eye Tips:   Winning Your Market: Persistence   Tracking Marketing Changes: Be curious every day. Read a lot of information. Be diligent.   Daily Habit: Keep God and family first. Work out in the morning.   Resources:   HUD Financing     Book Recommendation:   If You’re Not First, You’re Last by Grant Cardone    Principles by Ray Dalio   Collusion by Luke Harding      Digital Resources   Evernote Slack     Tweet This:   “Instead of focusing on how much you could earn, focus on how much you could learn.”   “Get on a team with a track record, if you know you need help.”   “Take small steps on a daily basis to cultivate relationships.”     Places to Grab a Bite: Spoke & Steele     Connect with Ivan:   Website: www.barrattassetmanagement.com/ Phone: 317.762.2625       Leave us a review and rating on iTunes or Stitcher. Be sure to check out more info at TargetMarketInsights.com.

My guest in this episode is Ivan Barratt. Ivan is a multifamily owner, manager and syndicator who specializes in Agency and FHA financed projects. Since 2014, Ivan has raised over 24 million in equity, acquired over 1,800 units and grown Barratt Asset Management (BAM) to a best in class management firm. Today Ivan Barratt focuses most of his time on equity finance, acquisitions, firm strategy and human capital. Currently, his companies manage well over 100 million in assets comprising over 2,200 units.

On Ivan’s third apartment acquisition, everything went wrong and “almost ruined” Ivan. To start with, Ivan paid too much for this 30 unit re-development deal. The deal was very distressed, and in a less than ideal location, but Ivan had faith in the area rebounding. Hear how he handled this situation with terrible tenants that wouldn’t pay, the property falling apart, bad plumbing, bad electrical, just about everything you can imagine went wrong with this place. If you enjoyed today’s episode remember to subscribe in iTunes and leave us a review! Best Ever Tweet: “The worst part was the tenants” - Ivan Barratt   Ivan Barratt Real Estate Background: Multifamily owner, manager, and syndicator who specializes in agency and FHA financed projects Has raised over $24 Million in equity and acquired over 1,800 units since 2014 His companies manage well over $150 million in assets comprising over 2,200 units Based in Indianapolis, IN Say hi to him at Listen to his previous Best Ever Advice here:   Get more real estate investing tips every week by subscribing for our newsletter at   Made Possible Because of Our Best Ever Sponsor: List and manage your property all from one platform with . Once listed you can: accept applications, screen tenants, accept payments and receive maintenance tickets all in one place - and all free for landlords. Go to to get started today!

“It's these little things that we do every day that get us closer. I remember climbing a mountain in high school, and the guide told us, ‘Don't look at the summit. Focus on putting one foot in front of the other, and the summit will take care of itself.' That's exactly how I treat business. As long as I know I'm on the right mountain—which I firmly believe is multifamily—I come in here every day and focus on putting one foot in front of the other.” Ivan Barratt is the founder and CEO of Barratt Asset Management, a real estate investment and management company out of Indianapolis that specializes in the acquisition, redevelopment and management of multifamily apartment communities. Since forming the firm in 2010, Ivan has raised tens of millions in equity, acquired 2,700 units, and grown BAM to a best-in-class management company, boasting $100M in assets under management. Ivan joins me to explain how he started small with a duplex and 6-unit property, financing deals with hard money loans. He discusses his gradual transition to larger deals, describing his approach to raising capital by building trust with potential investors in the business and medical communities. Ivan shares his ‘mortal sins of multifamily' as well as the game changers that have allowed him to scale up to 2,700 units. Listen in for Ivan's advice around doing little things every day to prepare for your career as a multifamily investor! Key Takeaways How Ivan got his start with a duplex Put down as little as possible Lived in one side, rented other ‘Journey of $10K units starts with first deal' What Ivan would do differently given the opportunity Go straight to 20-, 30- or 40-unit deals Takes same effort to close small deal as large one Track record and momentum are most important How Ivan got started with hard money loans Small multifamily opportunities in market Great lender put up cash for acquisition, renovation Ivan's early 6-unit deal Evaluated using simple flipper equation Bought for $150K, $100K in renovations Refi nine months in to put high-interest debt to rest Sold for $350K How Ivan transitioned from hard money to raising capital Built large pipeline of contacts, ask for referrals Conversations with people in business and medicine Ivan's approach to building relationships with investors Get to know people through common interests Explain what you do and treat people well Deliver value, educate on what good deal looks like Network multiplies on its own over time Ivan's ‘mortal sins' of multifamily Tried to renovate project out of cashflow Viewed property management co as profit center Ivan's AHA moment after the crash Rereading Rich Dad… reinforced cashflow as king Realized need to build model and scale Reduced risk for WHEN market changes, not IF The game changers that have allowed Ivan to scale View property management arm as a necessary machine (not a profit center) Bring in a partner for sweat equity, combined forces greater than the sum of parts Ivan's advice for aspiring multifamily investors Get educated through podcasts Underwrite 100 deals on LoopNet Set networking goals (investors, brokers and team) Do little things every day to prepare Why Ivan continues to grow and scale his business Driven by possibilities, freedom Ivan's perfect day on Gulf Shores Up before sun to workout Mission-critical emails/calls, check in with partner Day on beach or at pool with family Connect with Ivan Barratt Asset Management Call (317) 762-2625 Resources Rich Dad Poor Dad: What the Rich Teach Their Kids About Money—That the Poor and Middle Class Do Not! by Robert T. Kiyosaki LoopNet Ivan on BiggerPockets Michael's Products Michael's Syndicated Deal Analyzer Michael's Course Michael's Deal Maker Mastermind Financial Freedom Summit Partner with Michael Invest with Michael Michael's Course Free eBook: The Secret to Raising Money to Buy Your First Apartment Building Review the Podcast on iTunes

  Here's some of what you will learn: The journey to 10,000 units starts with one When on-site management makes senseUnderstanding HUD FinancingUnderstanding Bips Importance of a HUD Originator How to get started with HUD Financing HUD & ADA ComplianceExit Strategies Understanding how to Finance ImprovementsThe Importance of Mastermind GroupsThe Value of Coaches To find out more about our guests, visit: http://www.barrattassetmanagement.com Join us at a Multifamily Bootcamp, visit: http://MultifamilyBootcamp.com Join us online at http://MultifamilyCommunity.com Submit a deal at: RodsDealDesk.com  Connect with me on Facebook at: Rod Khleif Text ROD to 41411 or visit RodKhleif.com for a FREE copy of my book, “How to Create Lifetime Cash Flow Through Multifamily Properties.” Want to build Lifetime Cash Flow from Multifamily Properties? If you’re committed to creating the life you deserve, we've created the best multifamily training and coaching program on the market. I personally coach you on your path to create the life of your dreams. I will help you CRUSH it in this business! - if you'd like to receive information about our program, text CRUSH to 41411 now. Recommended Resource Looking to invest in a multi-family real estate project? Want to partner with me personally on a deal? To schedule a time for us to talk click on this link: http://www.meetme.so/RodKhleif2 Review and Subscribe acquisitions, Ivan Barratt, apartment investing, apartments, appreciation, Assisted Living, broker, brokers, business, cash flow, cashflow, commercial, commercial real estate, CRE, CRE investing, Defaulted paper, Donald Trump, entrepreneur, equity, Eviction, expert, experts, Foreclosure, funding, Hedge fund, investing, investing in real estate, investments, Rod Khleif, Rod Khleif Florida, Rod Khleif Real Estate, Riyad Khleif , manager, mergers, millionaire, multi-family, multifamily, Office, passive income, podcast, private lending, private money, property management, raw land investing, real estate, real estate broker, real estate cashflow, real estate coaching, real estate investing, real estate investor. Investing, REIT, Retail, Robert Kiyosaki, sales, Sales Coach, sales expert, Sales Training, Self Storage, Selling, Senior Living, Shopping Center, Short Sale, Suburban Office, syndication, training, value add, Repositioning assets, multi-family expert, multifamily expert, multi family investing, multifamily training