没问题,包在兄弟身上!——地产投资中如何防忽悠、多挣钱

字体 -

“没问题,包在兄弟身上”。二十年前,听见这句话,俺会热泪盈眶。现在,听见这句话,俺会落荒而逃。

 

最近承蒙朋友看得起,参与了一些地产投资项目的调研,发现很多项目推荐人最爱说的就是“没问题,买房一定赚钱,包在兄弟身上!”。不可思议的是,一些朋友本来是个人精,可是一听到这话,马上就猪八戒见嫦娥——走不动路啦。

 

不妙啊!俺得说道说道。

 

底线:10%的自有资金净回报率

道理很简单:如果不到这个回报水平,就去买地产信托产品好了,风险低,抵押足,本金、回报双担保,何必费心费力冒风险当“房耗子”?

 

需要注意的是,这是扣除各种费用后的净回报率,千万可别被人用各种“毛回报率”给忽悠了。如果严格点,计算回报率时,还要考虑到资金的时间价值。

 

另外要注意的是:银行的贷款意向书和这个项目是否真的很赚钱没有必然联系。银行愿意贷款,只意味着在对应的融资结构下,该项目能够按时还本付息。银行由于有巨大的杠杆(资本金充足率的倒数,8-12倍),对资产回报率的要求和我们是不一样的。

 

卖得好:全面透视物业环境

既然是投资,总有一天会卖出去,才能落袋为安。物业环境对卖价高低有关键作用。从大到小,“物业环境”包括国家、城市、社区、物业自身等各个层次。

 

比如说,由于全球化,美国的一些城市的产业(如底特律的制造业,有些地方的旅游业)处于衰退过程中,实在是没有必要听到“美国”两个字就不顾一切地凑上去,没得让“本地佬”笑话我们这些“小聪明吃大亏”的华人。

 

又如,现在大多地区旧房翻修成风。但是如果社区环境一般,豪宅修得再大再漂亮,又会有多少买家愿意掏钱?

 

再如,购买商业地产,要特别注意分析租客的特点:政府部门或非营利机构这一类租户带来的税务优惠是否可持续?小生意租户里面,有多少是刚开张的?象连锁超市这种大租户,有没有关门的风险?

 

花得少:全过程成本控制

有经验的人都知道,真正厉害的合同经理,不是那些玩弄专业名词的小鬼,而是善于把合同条款和业务细节融合在一起、理解整个业务过程的老手。

 

比如,翻修房子,融资成本、各种政府税费、交易成本,这几项经常会超过卖价的15%或买价的40%,实在是需要精打细算,且花大力气优化相关的融资、法务和税务方案。

 

另外,建筑成本也要和房产定位相匹配。独栋200万豪宅,每平方英尺造价$140?哄鬼呢?

 

防范“忽悠二人组”:掌握全面的信息

告诉大家一个好消息:在北美,专业会计师、审计师的签名有较高的可信度。再告诉大家一个坏消息:在北美,专业会计师、审计师的签名经常被作为幌子,误导投资者。

 

一种常见的情况是:“洋会计”们的数字基本都是真实的,但并不是全部的信息。比如,由于融资结构、税务结构是CASE BY CASE的,卖方提供的会计报表只提供息税前收入;卖方“贼经纪”也不会好心提示房贷成本,反而会把“息税前收入”和“净利润”混为一谈,误导买方(投资者)。可买方要是忘了这一条,那就傻到家了!

 

还有,物业的灾害风险、大修成本等信息,也需要通过各种蛛丝马迹来分析。

 

 

Lic #: M13000336, under FMP Mortgage Investments Inc. (FSCO reg. # 12373)

 

(以上内容不构成任何具体投资建议。对具体个案,欢迎来电垂询王富嘉6474000186或电邮[email protected]或光临近期举办的理财讲座

 

分享博文至:

    61 条评论

  1. 1
    carmine 6s - 2014年5月7日 13:34
  2. 2
    rao vặt miễn phí - 2017年1月31日 08:57

    Please let me know if you’re looking for a article writer for your weblog. You have some really good posts and I feel I would be a good asset. If you ever want to take some of the load off, I’d love to write some articles for your blog in exchange for a link back to mine. Please blast me an e-mail if interested. Regards!

  3. 3
    extruder dies - 2017年3月3日 20:55

    Currently the soften goes to the metering component, where the screw height remains consistent. This mess which is used so that you can propel the liquid plastic resin right out the kick the bucket may be the crucial part of your bang extruder dies. The plastic extruder consists from the extrusion device, the extrusion and pressing system, the transmission system and the heating and cooling system.

  4. 4

    I’m curious to find out what blog platform you have been using? I’m experiencing some small security issues with my latest website and I’d like to find something more risk-free. Do you have any recommendations?

  5. 5
    เทพทันใจ ชิน - 2017年5月20日 00:22

    Fantastic blog! Do you have any helpful hints for aspiring writers? I’m planning to start my own website soon but I’m a little lost on everything. Would you recommend starting with a free platform like Wordpress or go for a paid option? There are so many choices out there that I’m totally overwhelmed .. Any tips? Thank you!

  6. 6

    I’m really impressed with your writing skills as well as with the layout on your blog.

    Is this a paid theme or did you customize it yourself? Either way keep up the excellent quality writing, it’s rare to see a great blog like this one these days.

  7. 7
    fraîcheur dans la maison - 2017年6月5日 17:07

    Hi there, just wanted to say, I liked this post. It was inspiring. Keep on posting!

  8. 8

    Awesome blog! Is your theme custom made or did you download it from somewhere? A theme like yours with a few simple adjustements would really make my blog jump out. Please let me know where you got your design. Bless you

  9. 9

    Hi, i believe that i saw you visited my site thus i got here to return the choose?.I’m trying to in finding issues to enhance my site!I guess its good enough to make use of some of your ideas!!

  10. 10

    We are a bunch of volunteers and starting a new scheme in our community. Your website offered us with helpful information to work on. You’ve done a formidable job and our entire community can be grateful to you.

发表评论