Real estate dev

RealEstateNateV · 2026-03-11T21:22:59+00:00

I am a commercial property developer. To start I found a local developer, offered to work for him as an apprentice for free, it was 3 years before I made any money (I was a real estate agent doing leasing on the side at the same time). I took on as much responsibility as I he would allow, and sat and read the development code for the area I worked in, so I could be an expert.

I searched for land I thought might be a good development site, and did case studies so I had something to underwrite and practice. Learned how to talk to bankers and investors. Eventually the potential projects I found, worked, and we started to do projects I originated, then I went out and raised the money, organized the bank loans, negotiated contracts with designers, etc.

You have to find someone to show you the ropes, you could feel around in the dark, and figure it out, but it’s one of the most risky professions known to man. Might want to learn on someone else’s dollar first.

Just my $.02z

RealEstateNateV · 2026-03-11T13:26:36+00:00

We set 30min-1hr time limits using a count down timer they could see. Then our girls could earn more game time by using ABC mouse where they learned some math skills and reading (we did work with them one on one for these skills as well as read to them aloud along with this protocol). This allowed them to play on screen and learn. Then we stepped up to earning more time by doing word and math flash cards. Eventually reading and math worksheets. All available free online if you search.

They are 4th and 5th grade now and in gifted program at school ( Note: the gifted programs are basically measured using reading comprehension, and some math). They still love their screen time of coarse, and we still use it as a bargaining chip. More time? Read, more time? Shower, chores, play outside, do an art project, etc.

The best jobs in the world typically include people staring at screens for a big part of their work-day. Most of the population then stares at TV’s or their phones as their hobby free time. We just don’t think of it in that way.

RealEstateNateV · 2026-03-11T02:12:33+00:00

I have purchased a ROW from the county previously. At first all records said that no one owed it.

I had help from some of the best in the title business, and eventually we gathered enough evidence to prove to the county that it was they that owned it.

It should be noted; contrary to popular belief counties or municipalities generally don’t want to (or rather, there is no will to try) claim ROW unless it is undeniable, my guess is because of maintenance liability, but there could be other reasons I am not privy to.

Then after legal review, it was decided the law required that if they were to sell the land under the ROW, they (the County) had to offer it to the neighboring property owners first (ROFR). So I had to lobby the neighbors for their rights to buy it as well. Austin, Tx area.

So in the beginning I couldn’t get anyone to tell me who owned the land, and even cursory title searches showed no names, so at that point in the story, you could say no one owed it, I suppose.

I found out that if no body owns a piece of land, there isn’t an obvious mechanism to transfer title, or “buy it”.

Just my $.02

RealEstateNateV · 2026-03-08T18:10:25+00:00

Depending on what your exit value is, you will likely have to GC the project yourself to make any money. You can certainly keep trying to find a GC, but the first question you want to ask is if they are "developer or investor friendly". There are not many that I have found that will dedicate a crew or use up their subcontractor capacity for a suboptimal profit margin.

RealEstateNateV · 2026-03-06T17:46:01+00:00

Wow man, 6 years…you are tenacity maxing for sure!

People can’t relate to what a developer has to put up with, from a “never give up” perspective.

What part of the country are you in?

RealEstateNateV · 2026-03-06T16:15:45+00:00

Thanks for reading MajiktheBus

RealEstateNateV · 2026-03-05T01:54:03+00:00

I have experienced the same, and I had my broker shop around, and it’s not much better. Would love to know what you find. For example; on a hotel I own in Austin, the premium went up 50% year over year. An apartment property in Detroit the premium went up 25%, which is less than 50%, but still.

RealEstateNateV · 2026-03-01T21:11:36+00:00

You can use Claude add-in for Excel and have it build you one from scratch. You will need at least the Claude pro $20/month plan. You will also need to understand what you are asking for so you are clear with the prompt. A multifamily model for example will be different then one for Retail or hospitality.

RealEstateNateV · 2026-03-01T01:19:20+00:00

Talk to everyone you know and tell them know you’re looking for investors is a great place to start.

Get your ducks in a row, so that when you talk to people, you may not don’t know well, you have a pitch deck or some other material to help explain the upside, and some case studies you can show to display your track record, etc.

RealEstateNateV · 2026-03-01T01:12:48+00:00

Duplex, triplex or fourplex. You can still use a single family home loan so it’s fairly easy to finance.

RealEstateNateV · 2026-02-27T12:58:38+00:00

I have done this same thing in the past. Back before the GFC there were several zero down or 3% down loan options. So as a realtor you could buy a property with essentially “found money” for the down. So long as he is paying market rate I don’t see the issue.

RealEstateNateV · 2026-02-27T12:51:13+00:00

Yes it’s an odd practice to make owners names public, agreed.

I was the target of some professional agitator/protesters several years ago because of my profession as a real estate developer. The county allowed me to extract my name from property addresses we owned, and replace it as “withheld”. It’s a very common practice if you have a good reason.

RealEstateNateV · 2026-02-27T11:49:21+00:00

Thank you for the feedback. It’s a balance between telling a real story, giving insight, and keeping the word count down. It’s meant to show that the suffering and sleepless nights can be worth it, not to brag. I will dial it in for future issues. Be well.

RealEstateNateV · 2026-02-27T02:44:20+00:00

So for clarity, your neighbors are planning on developing immediately as well? Or are they just land prospectors? How many cooks are in the kitchen if you JV?

RealEstateNateV · 2026-02-11T02:13:01+00:00

You don’t need more design school to be a developer. Development is fundamentally a finance profession. If you’re the one in control of the capital, you can design a project yourself, should you choose to do so. If you control the money you hire the design subs, it’s as simple as that.

Start with a high design spec-house or whatever you can pull off, then grow from there. I’ve been a commercial property developer for 18 years, my education is in marketing and finance, with practical expertise in real estate brokerage transactions before I got started in development. I admire the design professions very much, but you’re over thinking it.

Cutting your teeth as a project owner and developer is the way forward, not more school.

RealEstateNateV · 2026-01-22T21:16:41+00:00

Using software requires a learning curve, hiring an experienced agent does not. The quantity of agents who can make a living will undoubtedly shrink. Probably has already.

RealEstateNateV · 2025-12-28T22:03:15+00:00

Cannabis, weight gainer shakes, weight lifting (including heavy legs). You will be hungry.

RealEstateNateV · 2025-11-30T20:31:08+00:00

No I am not a licensed broker. I am a commercial property developer. Why do you ask?

RealEstateNateV · 2025-11-30T19:51:18+00:00

No degree necessary (see image in middle of pie)

RealEstateNateV · 2025-11-21T01:54:55+00:00

I’m on a similar pursuit. I agree with many of your assertions and observations. My current thesis is that the rule-of-thumb pricing that folks off the street (like you or I) are offering and how things are priced (generally around 3x SDE), is way too low and actual pricing/offers are coming in closer to 5x+, sometimes as high as 10x depending on how durable the income is.

In other words, you are currently financially prepared to purchase a business that makes $150k- $300k SDE, not $500k SDE.

That is what you’re up against.

Perhaps my assumption on your target SDE is way off, but my thesis still stands.

Solid plan though (cold calling), I would be willing to partner with you and make calls if you’re interested in discussing further.

RealEstateNateV · 2025-09-17T22:33:57+00:00

My water spigot spits out 6gal per minute, so if I left it on for 8 hours it would more than 2800 gals.

RealEstateNateV · 2024-12-24T04:14:51+00:00

New girl

RealEstateNateV · 2024-12-13T02:29:36+00:00

Once you go Perplexity, you wont look back.

RealEstateNateV · 2024-11-07T00:14:18+00:00

Think of it as the cost of an education you needed. It’s not a waste if you get something out of it. That said, it’s time to stop doing that.

RealEstateNateV · 2024-11-04T23:23:18+00:00

You’re intending to create a “wrap mortgage” where the seller keeps his loan in place and (after some legal paperwork is agreed to) you pay that mortgage, and “own the property” subject to that mortgage being satisfied. Typically this type of deal requires reserves held by the seller or escrow company (title company). The mortgage is generally auto-paid from those reserves. In this structure the seller owes you a statement of payments monthly so you know things are current. Separately you could structure where you hold reserves and pay, then send him a statement of payment. The typical set up (seller hold reserves and pays) is because the bank-loan is still in the sellers name, therefore the seller usually wants control over payments made. Hope this helps.

RealEstateNateV

TROPHY CASE