Study Hall: Blueprint to Buy Back the Block

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is that. You know, he was a real estate developer, and then he brought a whole block in Houston, Texas in the fifth Ward, which at the time was run down like prostitution, drugs, stuff like that, and he changed the whole the whole face of the block and he put like townhouses up. But what makes him different is that he's not just you know, bringing people in, just

you know, gentifying the neighborhood. So what happens a lot of times and being poor, working class neighborhoods is that you know, people do well for themselves, Right, they grow up in the neighborhood, but they might become a doctor, a lawyer, accountant, or whatever. Right, maybe they get a six figure job and then they move into the suburbs.

So the problem with doing that is that now, as we put in the post today, the suburbs the dollars, it helps their school district, that helps their roads that you know, their infrastructure. And meanwhile the hood place you grew up in, I gets that. But what does come is that now people that are not from that neighborhood come into that neighborhood and then they start investing. And now what happens is that the people that the culture

actually changes and the people gets pushed out. So he had the idea, like to say, okay, well, why don't we bring the people that are originally from this neighborhood. They got families in this neighborhood that grew up in this neighborhood or just grew up in similar type of neighborhoods,

and bring them back. Right, so working class professionals instead of going to the suburbs, come back into the inner city, and let's change the culture of it, like let's get better schools, let's get you know, let's make it a safe environment, let's do all that, but let's do it responsibly. So he was like the first person that we really interviewed that had that strategy. And so from now and I'll let him tell it better than I can. But from that point until now he brought and sold. He

built and sold five homes. He started working on eight. He started, he's starting working on eight next month. He purchased eighteen houses in two commercial buildings in March, and so he's actually like in the process of actually buying back the block in real time.

I think somebody followed us to the crib. Bro they got him. He's like walking like aimlessly down the block, like this is a nice neighborhood. He's like, you know, I just saw Chris Senegal. He's scouting.

can't stop it. The only way you really control the rents is to own the real estate that the rents come from. And so that's been my focus, man, just trying to show that we can do both sides. So yes, I'll get into a little presentation. We'll talk about that in a.

an open house. It's kind of like an open house type deal. So what we do with the Eyo University classes is that different from the podcast where it's it's interactive. So a teacher or a presenter comes on and they they give like a twenty minute PowerPoint presentation on it on a different topics, and then members from Eyo University then they engage with them, they ask questions and it's

like an interactive it's a new way of learning. So what we did with Eyo University, we think is really create a personal finance school bigger than just investing, because it's like you could just watch market Mondays just for investment tips, but Eyo University is a whole personal finance school. So, like this month, the classes that we had was disability insurance. We had how to start a marijuana company with two

thousand dollars, and we had car buying class. And then next next Wednesday, we have the class about Africa real estate. How do it invest in Ghana real estate? International real estate? So we got a lot of international people and we want to start doing more international stuff. But even if you live in America, Ghana is on fire right now. So each and every week we do we do a different class.

Inside of that, we have what we call triads, which is like three people that are finding the ways that they have in common and becoming accountability partners for each other. So it's like yo, that could be my business partner, or could just be somebody that's pushing me to find my goals or reach my goals. And what we've noticed is like, this is dope. It's like sometimes you tell the person close to you your goals and they don't believe in you. But when you tell a stranger of

your goals, all they know is your goals. They don't know anything about out you but the goal, and they try to help you reach. And I think that's one of the beautiful things that we find inside of our accountability triad. So it's dope.

a financial advisor. And what happened is that I put my schedule up and it just became too much. It became overwhelming for me to actually take calls, so I limited that and I realized that a lot of people had the same question. So every single month, sit down for about two hours on a Saturday and we talk about financial planning and go over different stuff life, insurance, retirement, you know, just different financial planning topics. So all of that, and then we have orientation orientation.

So we have an orientation that can help you and guide you through that process, walk you through it, find a track for you, right cause some people may say, like real estate is not my thing, Well we got over seventy courses, what is your thing? And so you find the track and you follow it. And that's kind of what makes it dope about having accountability partners and triads is that you're going to find people who are

on similar tracks. So everybody's pushing forward in the same direction, whatever direction you choose.

we have different you know. So this we have we're running a promo hold forty percent off the whole entire year annual membership and three hundred and sixty dollars, which is, like I said, that's like a night in Atlanta for twenty four hours, twenty four hours from from right now twenty four hours, and then after that you can still join. It's just you know, slightly higher membership. It's like a stock once you get in. Some people got it are ninety nine dollars and it's only going up from there

because it's just added value. We're gonna make this bigger than Phoenix University. This is going to be the biggest all Loine University in existence. So I'm gonna put the link in and it's only for the link. Can we try to make this as easy as possible. There's no code or anything, it's just the link. The link. I'm gonna pin the link in YouTube. It's in the description if you want to join forty percent off twenty four hours. So Chris, let's get into.

I've been an investor since two thousand and eight. I did the typical fix and flip model at the wholesale model, and what I realized was that, man, sometimes it's such a capitalistic business, and you're trained by other capitalists that don't have the same background as you, that they'll train you do some things that actually sometimes can't hurt the community, or they'll teach you how to make money in the

community but not actually own the community long term. And so for me, I just had an AHA moment one day and I had epiphany. I was like, well, you know, we're always talking about these things that happened in our neighborhoods, and I know other people that look like me that are investors, but nobody's really talking about how to tackle this challenge, this gentrification issue. How do we start controlling these neighborhoods again. So that's been missioned since about twenty twelve.

In twenty thirteen when I bought that first block that you talked about. So let's just start with the definition of gentrification, the process by which a part of a city changes from being a poorer area to a richer one and people from a higher social class are beginning to move in. Usually, if no one advocates for the poorer residents, they become displaced. So let's get this out the way. I saw the post that y'all made earlier and I saw the comments under the post, and it's like, man,

we all know the problems. We all know about slavery, we all know about red lining, we all know about all the other injustices that we have. At some point we got to start focusing on the solutions to these problems. And it's okay to regurgitate them, and it's okay to be a debater, it's okay to be a historian, but what about the future. And this quote by Will Smith when he first got on Instagram always resonates with me.

It's like, it may not be your fault that something happened to you, but it's damn sure your responsibility to fix it. And so that's exactly where I am. So my mission changing their gentrification through redevelopment that balances the opportunity to attract higher income people originally from similar communities out of the suburbs while ensuring existing residents are not displaced in the process. So let's talk about revitalization and

plus gentrification always a debate, okay. So everything has a life cycle, including a neighborhood. It has a life cycle, guys, So everything has to start over at some point or

either it's just gonna die. You know, we can't just let everything stay where it is, So we either revitalize and have community controlled narrative or we stand back and let somebody else do it from the sideline, right, and then that's controlled specifically by outside groups that want profit, and that's what we usually associate with the term gentrification with.

So then you know, like I said, I was doing this back in twenty and thirteen, twenty fourteen, but this trendy phrase came up, you know, about two years ago, called buying the block, and I'm like, okay, wait a minute, I guess I guess that to fine what I'm doing. So we are trying to acquire and control the redevelopment of real estate in our historic neighborhoods. So let's talk again about the problems we all know about and the

history that we don't think to mention. Sometimes all these neighborhoods are disadvantaged for the most part, but they once thrived with people from all economic classes. And what do I mean by that, Well, before desegregation, all of those vacant, run down commercial buildings you see in these poor neighborhoods used to be vibrant businesses. The doctors, the lawyers, the carpenters,

the movie theaters, the restaurants. Everything that we did not have the right to patronize in another community was in these communities, and we patronized all of those things. So let's not think about it as always been a horrible place to be. At one point in time, it thrived. Here's another thing to look at. Businesses like grocery stores are scarce in our communities, but when these neighborhoods thrived during that same timeframe, the businesses were actually owned by

the people in the community and they were sustainable. So if it happened before, it can happen again. So my goal has been how do we how do we go in these neighborhoods. How do we buy the block and do it without displacing existing residents. So it took me about two or three years to really come up with a model that would work. I bought the property in twenty thirteen, but I really didn't know what I was

going to do with it. And you know, eventually I came in and I put these key pieces together so we can go into the communities that we can invest in the vacant property in the abandoned property and the neglected property, the drug houses, the houses that attract criminal activity, right, not going on knocking on doors asking the seniors to sell their house, not taking advantage of people that are, you know, in desperate financial situations. Let's focus on these

properties in the first bullet number one. Number two. Try to keep rates affordable. If you're going to go in the community and buy rental properties, Okay, what that means is sometimes you're taught go in and renovate it and make it as nice as possible, which means your investment has to be larger on the front end. In exchange,

you have to demand more for the rent right. But if you can buy a rental property that's in decent condition and the tenant is happy with the way it is, you don't have to invest so much on the front end. You can still structure a deal where you get a good return if you're a good negotiator, where you buy it at the right price so then the person can stay right there where they are. The third component is one of the hardest components. How do we prevent home

ownership loss due to higher taxes. That's going to be more of a political play where we have to get with politicians that do this and other It's already implemented in some cities where if you've owned your home for longer than a certain amount of time, you're an exempt from property tax increases. And so that needs to be something that we need to focus on in these communities to make this buy the block model really work without being a detriment to the community. Okay, So when is

the right time to buy in these neighborhoods. Okay, here's a couple of key points. I'm not talking about a war zone. I'm not talking about anywhere it still is super hood, you know. We are talking about areas in the communities where there's already some sign of something positive happening. Okay, and just remember, even if you see an abandoned community that looks like it has a lot of potential. Bullet

number two is very important. It's harder for you to spark this revitalization and get a return on investment if you are the only catalyst. You have to go in the communities where there's already something kind of going on and we still have an opportunity to step in front of it, and instead of trying to stop you know, the redevelopment and calling it gentrification. Let's participate in it. Let's control the narrative. Let's control parts of everything that's

going on in the community. Okay, So things you want to look for when you see announcements of projects in the newspaper, on the news, city council meetings, from other people that are in real estate, that you know, people that are networking with developers or builders, people you know in your community that are investors. You know when you hear these types of announcements, and that lets you know

something is coming. You know, the second Burger King figures out where McDonald's put a land purchase contract in, they're going to try to buy land right next to them right same thing with Walgerys and Cvs. So as the smaller guys in this play, as we're trying to independently control and buy back these blocks, we need to be following the big boys. You know it's gonna happen. We can't fight them, we can't stop them, so we might

as well participate. Another good thing to look at as a city activity, uhh, when a city activity picks up in a neighborhood on the private real estate side, Okay, when a particular neighborhood where you didn't see a new construction before and now you start seeing for sale signs and you see active construction work going on, that's probably a good community, especially if it's one of our communities.

That's a good time for you to start saying, Okay, this might be a neighborhood that I might want to look at trying to buy a block with okay, and then the city initiatives to spark redevelopment. That's on the

public side. So when you see the city going into community and they're repaving streets and they're putting in sidewalks, and they're updating signs, and they're putting in bike paths, they're doing all of that because that's kind of the extent that the public the government can do to entice developers. They want developers to see this and investors to see this and say, Okay, this is a neighborhood I want

to be in. So if you look for these signs before all the houses have gone up and before everything looks nice, these are neighborhoods that we should be trying to buy the block in, especially if there are communities. So how do we successfully execute buying back the block. Okay, So number one, when it comes to buying blocks, if you're going to do something bigger than individual houses, you don't want to get a big plan together. You don't want to spin your wheels on things if you do

not have site control. Site control is the single most important part of that process, because what happens is you put this tremendous plan together and either the seller decides they don't want to sell, or you don't have all of the properties together that you need for the project, or they get wind of something else and they increase their price on you, and so all of these factors will end up with you doing all this work, all this planning, and then you have no property to actually

use it for. So all that time and money is wasted. Right, So there's several ways you get site control. Number one, just make sure you have the property under a solid contract at a set purchase price with a certain timeframe on it. Okay, that way, if it's one piece of property that you need for this entire project, then you know you have control of that. Number two is kind of, you know, obvious outright purchase, but that's not practical in most situations, just going out and buying a whole block

and paying for cash is not really practical. And then the third one is an option to purchase. So if you have a project that you want to that you want to take on, and let's say it's five or six different owners, seven different owners, and you don't know if all of them are gonna want to sell, You don't know if their price points are going to be reasonable if they do want to sell, what you want to do is execute options to purchase. And what that is is you go from owner to owner and you say, hey,

mister owner, let's negotiate. Let's come to a price that we both agree on. I'm not buying your property today, but if you give me a year, you give me two years, and I can pull this thing together that I'm trying to do. You have to allow me to buy your property at this price. Okay. In exchange for that, I'm gonna give you this money. Could be one thousand dollars, could be five hundred dollars, whatever. Hey, if you never hear from them again, this is your thousand dollars, you know.

But if I come back to you in a year and I'm ready to buy then we have to follow through on this contract, and so that allows you to control each individual partial until you get them all together for the project that you're trying to do. Okay, next most important step is planning and design, because you have to really understand what's going to take to pull this

concept off that you're trying to implement. Now, if you're buying, if you're trying to buy more than one property in their rental properties, like I said earlier, and there's already tenants there, then you know this process is going to be a lot easier for you because you don't have a lot of work to do on the front end, right, You don't have a lot of expenses that in the real estate development world is called soft costs. These are things that are intangible, Like once you spend the money,

the money's gone. Once you pay an architect for design work, whether the project gets started or not, that's gone, right,

The permitting fees, paying for engineers, all that kind of stuff. Construction, of course, construction is going to be one of your biggest expenses because you want to make sure that while you have site control, you really understand what the cost of this entire project is going to be and then you want to make sure that planning and zoning and city ordinance or whatever in your area, and just the general city permit approvals are in place for you to

be able to execute your project. And most importantly all of this is really that all of that comprises feasibility of rather buying this block and doing whatever you plan to do with it really makes sense. Okay. Now, so after you get site control and you've got a good plan together, then you have to figure out how you're actually going to take down the project and how you're going to start the project. So my number one go to is what's been working for me in Houston is

seller financing. If I would have waited in twenty thirteen for a bank to tell me that I was bankable to buy a whole block, and I was waiting for a bank to tell me that a block in the hood was worth a certain amount of money when there was no recent sales and it was full of crime and drug infestation, you know, I would have never got

that project off the ground. So but what happens when you go to somebody that owns the property outright, Okay, that means it's probably been in their family longer than thirty years, or maybe passed down from generation to generation, and they have the right, the free and clear right to do whatever they want the property. You can negotiate with them. And so for one of my properties, I'm gonna show you in a case study. One of them, I negotiate ten percent down to buy a whole block.

The second one I had to come to the table with fifty percent of the agreed upon purchase price. But then you make payments to them instead of making payments to a bank, and they're not gonna check your credit score, they're not going to do a background check, they're not going to ask you about other things. Because when sellers finance something directly to you, they know that if you default, they can just take the property back and they can start the process over do the same thing again. Right,

So that's a trick. Well that's not really a trick, but that's a technique that we need to implement more often when we're trying to get in our communities and do these things. So something else. If they don't agree to that, or if they do agree to that, but you don't have enough money for the down payment, start off with a small group of investors. Maybe I would always suggest you have somebody on your team that's experienced with investing, and you know, have them come on the

team and help you through the process. How I highly suggest you don't do it if you're all newbies and you have nobody on a team, because what may seem like a good deal may not be a good deal. And then third is crowdfunding. Crowdfunding is what I did for one of my projects, but I didn't do a crowdfund until I'd been in real estate investing for almost thirteen years. Okay, so a lot of people ask about it.

But when you take other people's money, you know, and you and you were trying to complete a project, all those bullet points before that got to be spot on because people are not giving you donations, they are giving you money, and they are expecting their money back and they're respecting a profit on top of that. So you know, you got to be really careful when you get in that round. And most importantly of all these things is

the right team. You can have the right plan, you can have all every every box checked, but if you don't have the right team to execute on buying back the block, it would be very hard for you to be successful. Now, the most important key is that we all have to participate. And this is what I mean by that the investors need to be participating this. Okay,

we need to be actively looking to buy in our communities. Okay, if you're a landlord, maybe you don't want to actually live in the community, but you have rental properties, you should be trying to control rental properties in these same neighborhoods. And you can maybe maybe one investor has bought the block and renovated the block, and now they're selling the homes to other people. Well, you as an investor should come in and buy some of the properties from that

developer so that the ownership transfers from us to us. Right. And then you, as someone who looks like the community, should be looking out for people in the community and have a vested interest in not being a slumlord and taking care of the community. Of course, realtors play an

integral part of this. Why because when you have buyers, when you have investors, when you have renters, you should be telling them about all of the investors, landlords, developers, builders, you know in the community and trying to steer them to these neighborhoods. First, once again, I'm not talking about war zones, okay, I'm talking about areas that there's already

some sign of revitalization. And lastly, and most importantly, the regular buyers, like for my development that I'm show you in a second, all my buyers look like us, young working professionals. It's not as bad. It's not the hood that sometimes people say it is. You have to be

very aware of what outside narratives are versus what's really there. So, as a buyer, if you're in a community and some of those other signs have already talked about are happening, if you see redevelopments starting, if you see a lot of activity in the community, if you see the city putting things in, guess what city's already got that neighborhood on their radar, even though it may not be perfect yet,

it's coming. And usually what happens is we go to the community one day and it's the hood, and we go back a year later and it's a million dollar homes and we're like, what happened and we're mad it's gentrification. It's like, no, what really happened was from the time you left other people saw value in that community and they start buying. And not everybody's buying rental properties. People

are really moving in that community. They're walking their dogs, they're riding their bikes, and their values are steadily going up, steadily going up. And then by the time we get wind of what's going on in the community, the prices so higo, we can't afford it, right, So that's usually what happens. So shut I know I'm talking a lot man.

disposable income to support our business? Right, So, you're not going to see commercial signs going in until almost till it's too late, because all the incomes in that area are already going to be so high and they're going to be buying houses at such high prices, and you know, the prices continue to go up that it becomes priced out for us. So what the way development usually works is the rooftops come first, the house this come first. The new residents with the higher incomes come in first.

And the only way you get ahead of that wave is by looking at those signs that I told you earlier. But yeah, it's almost almost like you can.

float every month. They got to be operating positive, right, So I mean the grocery store is the highest profitability is on the fresh produce, on the meats, and the stuff on the shelves. It's not really very profitable. So if you're in a community where people are buying everything off the shelf, in the cans and in the boxes, and you got this huge overhead from all these employees, and you got this huge overhead from.

cost anything, doesn't even won't even burn a calorie. And then also share it with somebody, just going like this is life changing, generational changing information that you know, giving out right now, like, you know, share it with people, and shout out to mt the mortgage guy, and shout out to Brandon Rules legend himself, and shout out to Andre Hatchett, the first teacher that we ever had for Eyo University. That's my guy man, for sure.

I'm not saying I'm not forcing you too. I'm just saying with my projects, I have buyers that specifically chose to come from the communities and they have had zero issues, Like they have had not a single issue. So you know, it's all about perspective. And we talk about schools and education a lot. Thankfully in a big city like Houston, there's a lot of charter schools, a lot of private schools, so you have alternatives to the public school system until

that public school system catches up in that neighborhood. But in the same time, you think about this, if you buy Okay, I'll give you an example. There was a lady that went to the third ward like the hood part of the Third Ward worse than where y'all stayed, but the first house had been renovated. Middle aged white lady was like one of the last people walking out

of an open house. And my boy was there, and he said that ninety percent of people that walked through this open house in the hood part of the third were white. So he said that curiosity got the best of him, and he stopped her and asked her. He's like, why are you here and what attracts you to this area? And she's like, oh, I bought my house in the Heights, in which is another neighborhood that's been gentrified for about

fifteen sixteen years. She's like, I bought my house in the Heights about fifteen years ago, and the neighborhood looked just like this, and my property value is going up three hundred thousand dollars, so I'm about to sell that house and come over here and do the same thing. And I'm like, well, man, imagine the more of us

thought about that. Imagine what the average household income or the average average household networks would be for our community, and imagine how many of our children we could pay to go to college out the equity in our homes.

Lions Avenue. This is the same street that one of my projects was on. This this is from the fifties. On Lions Avenue. You see all types of businesses all up and down the street, and you see who's walking up and down the street. This was a segregated neighborhood at that point in time. Okay, this is the other way down the same street. I mean, I see tailors, I see movie theaters, I see pawn shops, you know,

I see restaurants. Everything's in the community, right. But then in the nineteen sixties, when desegregation happened, two major freeways came through the community. Of course, all these negative packs caused a lot of disinvestment, and then some of the redlining impacts also hurt the community, and by the nineteen seventies there was a mass exodus of the majority of

successful people. The business owners had a lot of them had closed up shops because the patronage had gone down, the customers had moved out, and so the communities no longer thrived. But what that did is that that opened up opportunity for other people to come into the community. However, these are some of the other highlights, like the picture at the bottom on the writers the first black hospital built in Fifth Ward, actually in Houston, that had we had,

you know, recording studios. I mean, you know, these neighborhoods were thriving. So that that's the part that I want people to remember when we think about these neighborhoods. They used to be great. That if we had a black Wall Street in every city because we had to create our own. We couldn't we couldn't patronize other other neighborhoods. So this is the freeway that kind of came through. This is the same street in the same vicinity, like one block off. But you see now the only thing

that's left. Thankfully, the churches are still there, but the neighborhood is a lot less activity going on, a lot. A lot of the buildings are going now. So this is the property that I bought, which is in fifth Ward. That's the same freeway that you see in the back on the left side, Highway fifty nine. So in twenty fourteen, I did what I was telling everybody to early. I was watching the city trend. I was watching the redevelopment

and it was going counterclockwise around downtown. And this was the last neighborhood that had not been touched by redevelopment or gentrification. So I was able to negotiate with this owner to buy this entire block for half a million dollars and negotiate ten percent down. Okay, so I actually sold a couple of rental properties. I had an investor put in a little bit, and I took control of

this property. Everybody thought I was crazy. This was still the bloody nickel at that point in time, But I knew. I knew just by watching the redevelopment trending, eventually it was going to come because this was like literally the last quadrant around downtown that had not been redeveloped. Okay, so I actually paid over market value. Here's why there were no sales. There was no comps. So if you look at the tax records, that's the all thing you can go off of. It had the whole property worth

about three hundred and fifty thousand. But what I knew taking a calculated risk by watching the redevelopment. It's like, well, if I'm not paying cash for it, and I'm only giving him fifty thousand right now, and I'm financing it for twenty thirty years, it's highly likely that by the time I get even close to paying this off, the value will have caught up and exceeded it. So what that does is it almost put you in a position

where you're like kind of partnering with the owners. You know, you're telling them you're gonna give him a little bit more over time than what the property is currently worth. But you have everything calculated, and you know that by the time you make whatever move you're gonna make, the value will have caught up and you will have equity on the back end. So okay, So I talked about this already, So twenty fourteen's when I bought it. Twenty sixteen the bet paid off sixt This is the south

end of Fifth Ward. One of the biggest developers in Houston bought one hundred and thirty six acres that used to be KBR used to be the National Defense contractor, right next to downtown, right on the water and what we considered the hood. But of course they always find value when you know, when we don't find value, and they put this big plan together, do this massive project, and so that was the first catalyst in the community. So this again is this is the project site that

they got. You see where downtown is and the stars where both of my projects are. So one of my projects is right here, the new construction townhome project where the grocery store is is right there. Now that's one mile radius. This one is like a little bit more than three quarters of a mile radius.

here's another creative technique you can use. I talked the owner into converting from a owner finance note, which is like a mortgage note, to partnering with me. So what I said was, look, I still owe you like three

hundred thousand. You can wait next twenty years to get it, or you can partner with me on this project and let me figure out how I can do some new construction, and then I can pay you out as I sell these houses on the back end, and you can be paid off in three or four years instead of waiting thirty years. Okay, So he agreed. So what did that do? That took the mortgage off of the property. So now I am the primary the primary partner. He's a limited partner,

and I have this property. I can now go to the bank and say it's free and clear. I don't have any debt on it.

would partner with me on the project. So you know, I had a private investor come in and put in an IRA money two hundred and fifty thousand. She she's a young black check that worked for oil and gas company, worked for Shell for a while. She had a nice IRA that she was that she wasn't using. It was sitting in the stock market, and you know, I showed her division she believed in it, and she's like, okay, cool.

I didn't take her money and spend it. I took it and put it in a bank account to show interest. Reserves to hope hopefully would try to sweeten the deal with the lender, Chris, not to cut you off, But yeah, we did.

like I said, there's challenges with no new construction. Also, when I got ready to start the project, what I realized is, like a lot of these older neighborhoods, there's a lack of utility infrastructure. So this old grocery store didn't have much plumbing, you know, it wasn't drawing much electricity. And when I got ready to do my new project, I realized that the city was going to require me

to update a lot of this infrastructure. So that's something that you got to think about if you're planning on doing projects on this scale. Something that you usually don't think about when you just flip in a house or building one or two houses on a lot, because usually that what you're building will not impact the infrastructure greatly. But when you're trying to do a bigger project, you do have to consider those things. So this talks about

more twenty seventeen, now redevelopment. Remember that first neighborhood, I told you all about the Heights. Now see twenty seventeen. Three years later it's in the newspaper they calling Fifth or the New Heights.

got full asking price. All the buyers looked like me, everybody. I didn't have to oversell anybody. There's enough of us that see the value of moving back to our communities that you know it's worth it. It's worth it's worth taking a shot, it's worth of rebuilding and bringing people back to the community.

he's like, who's gonna buy these? I was like, well, who you think is gonna buymb He's like, well, it looked like it looked like white people are gonna buy them. And I was like, man, you know, you know, well you'll be surprised, you man, I know there's people that look like you that can also afford these types of things.

And I was like, I had two of them under contract that I was like, so, actually the first two buyers are people that come from a neighborhood just like you and went to college, and you know, they have good jobs now and now they're coming back and buying this. And they were like, man, we didn't know that was possible. But you know, that sounds it sounds kind of cliche, But there's kids in that community that now have a

positive representation. They can see people that look like them, that's our age pulling out their driveways and Porsches and Audi's and BMW's. It looked like them. That's a representation they didn't have before. The only representation they had of successful people was illegal entrepreneurs. You know, but that's all a part of buying the block. Man, It's not just about you buying and you being an investor and just

holding onto it. It's about creating opportunities like this as being in a development and building and enticing other people to come back to the community.

But four hundred thousand dollars, you know. And so this is one of one of the articles that they put me in the paper for just talking about my projects. This is not talking about the second project. So let's go back to the highway story. So this block right here is the second product. This is the eighteen houses I was talking about with the two commercial buildings. This

is that same freeway once again, an infamous freeway. So you know, we can continue to talk about these things and complain about them, or we can say, okay, we know this is there, we know this happened. Now what are we going to do about it? Right, it's our responsibility to fix the problem. So the owners of this, the landlords, they had had this for about twenty years and they were ready to retire. So not all landlords

passed property down. That's another myth. Real estate is not generational wealth unless you have taught your kids how to do systems and they see that it's worthwhile for them to take over that same investment, that same vehicle. In this case, the kids did not want to take over it,

so the parents were told that they should sell it. Okay. So, and what would have happened if I didn't buy it, Because all that redevelopment, by the way, all those new town homes, if you see my cursor up in the left corner, that's right there, that's all new construction right there. So had I not bought it, an investor outside the community would have bought it, and they would done a

couple of things. They would have came in and you know, did the deep renovations, you know, and then raised the rents. And if tenants can't afford it, oh well, or they would have held it for a little while decided to tear it down and build some new construction here. But for me, this was an opportunity to say, Okay, on that other block, I bought that old abandoned grocery store in that site, I brought new construction in. Now I can show the other side of it in the block.

We can buy the block and make sure we preserve the lifestyles and the sense of normalcy that the residents have that have been here long term. So the way you can do a project like this, it is so close to redevelopment, it's so close to the catalyst that I talked about earlier, is that you can get your

return on your investment through value appreciation. Okay, because this property value is going to go up significantly, so you don't have to worry so much about cash flow solely where you have to raise the rents astronomically to get the return. This property value is going to double or triple, but you know, conservative conservatively, I'm saying it's going to go up thirty to forty percent. But every other neighborhood

that's been gentrified, lots that will worth two fifty. I mean, we're worth twenty five thousand, and now we're two hundred fifty thousand. So for this one, this is the one I actually got to do the crowdfund on. So what I did with the crowdfund, I'll go back to this flab. The crowdfund is once I negotiated with the sellers to the purchase price. They wanted one point five million for the whole block. I negotiated them down to one point two five So I negotiate them down a quarter of

a million. And you know what happened was, since they were sellers and you know, they really didn't have accounting and all that kind of stuff, I told them, you know, even if you wanted to, if you wanted me to pay one point five for it, I couldn't go to a bank and get a one point five million dollar valuation because you don't, you know, there's no accounting records to show where the true revenue is for the property.

There's not a lot of sales in the community. So you know what I would like to do is get you to, you know, come down a little bit off of that price and work with me over a few years. Let me establish the accounting records. Let me establish all these things, and then I can go back and refinance.

And then once the bank sees the you know, the records, they can extract a true value for that entire block, and it'll be much easier for me to get them to give me six hundred and fifty thousand, which is half of the purchase price, then it would be for me to go and ask them for one point five

million right now. And so that's the kind of conversations you have to have with sellers sometimes if you want to get creative, and they bought in, you know, so they owner finances, they wouldn't take ten percent, they wouldn't take twenty percent down so they wanted something significant, so fifty percent. So what I did with that was, first I secured a private investor that I knew that could back me on bringing the majority of that down payment

to closing if I couldn't raise it. But once I secured that this is the opportunity that I decided it was okay to do a crowdfund with. Because the crowdfund, like I talked about earlier, it requires you to have all your your i's dotted and your tea's crossed because you're going to take outside people's money. And so with this, some of these residents in these houses have been living there for twenty years. Literally. There's there's mother daughters that

live in separate houses on the property. There's niece and uncle that lived next door to each other. And you know, these are long term stable tenants, all all African American, some of them most of them actually all of them hardworking. I don't have there's no there's really no Section eight tens here. These are people that are just hardworking but on fixed incomes. Right, So for that, that made a

good base case for me. It's like, Okay, there's long term stable revenue coming from the residential side of this property. These two commercial buildings over here were vacant, so that gives me upside, right, so I can buy it. No, I'm gonna have all this revenue, which is about nine thousand, almost ten thousand dollars a month coming from here, and then I can go in and renovate these two and bring in another seven eight thousand dollars a month in

revenue on the commercial side. So that's what I did. So that's how I decided to package it up and I decided to do the crowdfund, and you know, I didn't know how successful the crowdfund was going to be, but it ended up being extremely successful. The most you can raise with this type of crowdfund and it's sec regulated, is a million and seventy thousand, and it took me

seven months and we that we hit that goal. So that gave us an enough money to go in and renovate everything and pay off the short term debt with the bridge loan because I did have the close on it in March, which was before I had raised the full six hundred thousand, so I ended up using some of the private investors' money, but not all of it. So this is what the properties looked like before. Again, attendants had been there long term. They were happy with it.

So what I did was I just to reinforce that we were there to protect them and you know, we were going to be good landlords. I went and I did some slight renovations to the property just to make them feel better. So this is what it looks like now. I came in, I did landscaping, I put screens on everybody's windows to help with their utility bills, and repainted everything just made it look nice and neat, and you can see the bottom picture actually repaved everything to give

it a fresh new look. This is the status of one of the commercial buildings. So this is going to be short term pier space. So this is what looked like before. It looked like it was almost tear down worthy, you know, but we took it back to the bones and now this is what it looks like, what it looked like on the inside before. And so this is what it looks like now. This is what a couple of weeks ago the renovations, and this is closer. This is what it looks like now. So I'm almost done

with it. You know. This is going to be so think of airbnb, be for business, uses short term business, uses event space or like office spaces, et cetera, et cetera. And then this is the other building. This is the building down here in the corner where we've got to gut it back to the studs and we're getting ready to bring it back. It's probably going to be an event space for now, and then we're probably gonna turn into a coffee shop in a year or two. We

had coffee shops the original concept because of COVID. I don't want to take all that additional and additional capital and invest in something that may not secure a tenant right away. So it's something like event spaces where you just I'm just building it back out to basically what they call in commercial real estate, just a box, right, so white floors, white walls, and lighting and open space so people can rent it and use it like that and we can generate revenue off of it without having

to have a significant investment. Yeah man, And this is this is what you're talking about, Troy, the Culture Arts district. So the whole street, this whole street with fifth word Community Development Corporation got disapproved to be a culture arts district.

You can't rely on any type of you know, opportunity zone, government assistance to help build. Like at the end of the day, human human nature is self preservation and people people are tribal by nature and and and they look out for their own tribe. So it's unrealistic to expect anybody to come ah better our situation as a community. This is why we have to do it ourselves. So when we just you know, give you the whole blueprint about how he built, how he's buying back the block

in Houston, Texas. He's doing it like hook a crook. And the thing about it is like when he when he he just laid out like two different things because like the first one he did just private money the woman that had the IRA and then he puts some money down. Then the second time he did the crowdfunding. So he's given you multiple different like on that first slide where it was like you can do it yourself, you can do a bank finance, and you could do crowdfunding.

He's giving you different things and he actually did different things. And it's like it's not like he's coming from you know, millions of dollars and got a million dollar loan and bank loans and all that stuff. It's like we can make excuses or we can we can get it done, and we can you know, change the direction of our of our family and our legacy. And that's what I really like about you. It's like you're not making excuses. He's just out here just just doing it done. Man, got it done.

said something very interesting. You said the process of moving. This episode is brought to you by P and C Bank. A lot of people think podcasts about work are boring, and sure they definitely can be, but understanding a professional's routine shows us how they achieve their success little by little, day after day. It's like banking with P and C Bank. It might seem boring to safe plan and make calculated decisions with your bank, but keeping your money boring is

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investing in real estate in those zones. You can also have investors invest in a business for you to buy and then you relocate into an opportunity zone and those investors get those same tax benefits. And like you said, opportunity zones aren't really made for us because you have to have capital gains. So the way that you that you do benefit from it is you get investors to invest either in your real estate or your businesses. Get those those folks that do have capital gains to invest

in your businesses. And then while you you may get a small portion of the actual returns from an investment, you know you you have the ability to leverage all of their capital for whatever project you're trying to get done.

we do weekly webinars. We do this like we do classes like this every single week and every Wednesday at eight o'clock Eastern Standard, and the last Wednesday of the month we open it up to the public. We put it on YouTube, so it's like an open house, like, you know, we feel like the best way to kind of you know, put the product on display is for people to walk through try it out. Right. We have nothing to hide, so this is this is just what that is. So and outside of this, we do weekly classes.

We got the book club, we got the movie Club, we got the Facebook Investment Group, we got biweekly real estate called a MG the mortgage guy, we got monthly financial planning calls with me. So we're really trying to build this out and to be like, like I keep saying Phoenix University because that's what I think about when I think about like online universities, I think, like everybody's kind of heard of Phoenix University, but I'm like, why

can't EYL University be the flag bearer? And the way education is going now is like education is the only thing that can save you because it's like, you know, you you're trying to you know, you try to get a job, and it's it's good luck right now right, And it's like you know, self education, as Mickey Fax said, formal education can get you a portion, self education can

make you a fortune. You're not gonna learn any of this stuff in any Ivy League Schoolie, you're not gonna learn any of this stuff in any Ivy League school. That's just a fact. It's not my opinion. It's a fact. And that has been told to us from hedge fund managers to VC capital firm owners, very high level intelligent people. They're like yo, with the information that you give. They're not teaching this in Stanford, like not at this level

where people can understand it. For damn. They're free. So if you're interested in EYL University, like I said, this is an open house platform that we do once a month, and we're running a special promo cold forty percent off. The price goes up in twenty four hours, so eight o'clock tomorrow. But it's three hundred, like three hundred dolls, three hundred and foy dollars.

So this is the So the classes work like this where the presenter comes on and they present PowerPoint presentation and then afterwards the public EYO University members gets to ask them questions. And this is my favorite part because this is like mentorship in a sense where it's like you watch a pod cast and that's great. You get information, but people have questions. You try to d m these people,

you know, it's hard for them to respond back. So this is the part that actually to me is even the best people get a sense of this in Market Mondays. But that's just a sense like this is what we do every week where people ask questions and they actually get to engage with these high level educated people. So let's let's get to some questions. I'm going to shout out to Julian Gordon e Yl, professor legend in his own right.

like the Heights, I'm familiar with the Heights. I live near Humble, I'm familiar with Fifth Ward, Third Ward, all of that, And I'm driving through this stuff all day every day, and I'm seeing exactly what it is you've done.

won't even be complete till twenty twenty three. So you got three or four neighborhoods right there, all along fifty nine prime for you to try to get it.

They have five year, ten year, twenty year plans. Some of them were posting the different variance requests that are coming up for different developer projects, and so on that site, you can see where the city is trying to go with redevelopment, and you can see where the city is planning to reinvest in infrastructure over the next five years

or ten years. And so that can be a key indicator of where you should go as well, because especially if it's a city that has the ability to get grant money that type of thing, they're going to be enticing developers and other people to go in there to be that catalyst like the big project I showed y'all. And so once you see those types of things, and then it's time for you to try to, you know, just get in the money flow of what's going on in that area.

about the Prince family. Paul Wall ran into him at the airport. Yo, we were coming to Houston, man, we coming. Don't forget Slim Dog. Slim Dog ran into him. Also a shout to Slim Thug.

investment amount. But you know you're on Nike stock, you get a one percent dividend, and so you know with this you also get the share value appreciation because you're not just donating money, you're not lending money. You actually bought a piece of ownership of this property. So as the property value goes up, your share value goes up. And so that's where the real return is. And so the way I have the project set up, it's supposed

to be a seven year project. So you know, we bought it for one point two particularly be worth about three million in about seven years and then so you have options to sell your shares and get out. We can refinance it and stay in and basically everybody can still pull their initial capital out they initially invested. So that's how it got a structured.

has good credit. You know, if you're going to try to do something, I wouldn't say try to start with ground up development or new new construction. I would suggest you try to buy some, you know, something that's in decent condition already, even even the new building the right area, if the construction and the redevelopment is happening quickly. You can still you can still get equity in your home pretty quickly. It rather it's an investment that's your primary residents.

And would also tell people too, is like if you want to be an investor, you want to be a landlorder, you got to think about if you're buying something that's existing, even if it passes inspection, right, the inspectors only looking

for things that are wrong. But if you've got a house that's let's say it's twenty years old and they put a twenty year well they put a let's say they put a thirty year roof on it, you got a plan as as as the owner of their property that to replace a roof in five or six years or ten years max. Right, those type of things people don't think about. Whereas if you buy a brand new property in the community like this, but the property the

values are going up. You know everything's new, so you have a longer runway before you have to start investing in repairs. So just just things to think about. And if you haven't well, if you haven't used like your first time home buyer credit or anything like that, you can get into something with three percent down even if you don't want to stay in it forever, just stay in it for a little while and turn into an investment property. Got all right, I appreciate thanks at.

then black flight. In the fifties and sixties, industry left the place, and right now it's virtually abandoned over the past forty years, but slowly but surely, like I heard that there's a hotel coming to the beach area and there's an investment in building a new school. So my question is, what do you think about going into an area that is not even quite on the verge of revitalization and buying the block there and maybe networking with other real estate investors who are black and trying to

lure people from Chicago who are thirty minutes away. A lot of them left Gary to go to Chicago. What do you think about that as a strategy. Is it really a pipe dream? Should I move forward or should I look for a place that is already gentrifying or revitalizing right now?

where the bet is more sure. You know where you where you have a more solid opportunity to get into whatever you're going to do, make some money, and continue to expand. I think that happens a lot of times. People buy properly in the wrong neighborhoods and the values don't appreciate. Sometimes the values are stagnant or even go down, and you end up losing money if you look at inflation and everything else and your cost of like taxes and insurance and all that kind of stuff. So you

got to be really really strategic with that. I personally wouldn't suggest it, but if you have the capital to do it, then you know it's it won't hurt try.

know that's somebody that we trust. And it's like, you know, even Maurice Cloret, a good friend of mine who's out in Columbus, Ohio. So you know, I really know like these people are. Actually they live out there. They you know, So I'm not going to go to anybody's turf and try to do the Chrystopher Columbus day. Just take over.

and a great way to resource and come together. Right if I'm not from Gary, I'm guaranteeing out of the five thousand almost six thousand people, somebody knows the area.

my whole point, is that it's just about networking. And I feel like, you know, a lot of times what's stopping us is the relationships. And that's another thing that we built with the university. It's just relationships, but just in general, just in life, like you might have a family member, you may have a cousin, you might have to you know, you never know who you're going to meet and get introduced to. But relationships can take you

a long long way. You can have all knowledge in the world, but if you don't have the relationships, you might not be able to execute. So it's relationships that are extremely, extremely important in my opinion.

of dollars. Would you consider this like a opportunity zone?

a tax abatement basically a tax deferment, and like whatever whatever they buy over the ten years, they actually can sell it at the end and not pay any taxes on that at all. So I'm not sure if that you'd have to. You can really just google opportunities on map and it'll tell you if that area is an opportunity zone or not, and then it sounds like something that that may be a catalyst for other development to come around it. So I would definitely I would stay

tuned to see what's going on. If you know any realtors anybody that may be in that that may know that market, I would say you suggest you talk to them to see if they know of any realtors that represent builders in new construction that because if those builders are looking at that area, and that tells you that things are about to pick up.

And like I said, even if you don't live So even if you live in New York, but you might be interested in Houston real estate. If there's three hundred people from Houston in a Houston group, now you can network with them, and that gives you three hundred people that you can actually, you know, reach out to and build with. So we're gonna get that done. Thank you.

and have them come and talk to the community. And you know, if you if you know where the projects are going and you know what's coming, put put that group in front of the projects and let them, you know, interface with the community, kind of bring some of the amenities and services the community may be looking for, or explain to them why it's not the right time for

certain things. Like you know, a lot of the communities, like like I said, they will want the grocery store now, and they'll want this and that now, but they don't want the new housing, you know, and you have to explain to them, well, this is why you need that. This is why you need some people that look like you in the community that earn more money so that it can be attractive for Starbucks or it can be

attractive for the grocery store to come back. So a lot of it's just open communication, but there is no cookie cutter answer.

are all pretty much working class individuals. That being said, Section eight is like one of the largest subsidies our community gets, Like literally it's about eight billion dollars a year, and the majority of that money goes to black women as we know who are generally that had a household for those communities, And so as you're building your plans and as you know, you speak on others and how they should expand how do you view or what ways do you think that we have to actually include that

so we don't walk away literally from eight billion dollars a year that now is going to other people who own that affordable housing to a certain degree, because our own people are scared or don't want to deal with those Section eight housing.

people that are just hardworking that you know, all fixed incomes. Now, as far as the you know, the single women especially or anybody that's on Section eight, I think that with the right landlords in place, and I think it can actually be a better system because you know, if we are the ones controlling the real estate and own the real estate, and those are our tenants, then we'll probably look out for them a little bit more than somebody else.

That's you know, living across the country or living in another neighborhood that doesn't really care about the community. But most importantly, when you talk about a way to leverage home ownership that we don't really talk about those those vouchers can be used for mortgage payments just like they

can be used for regularly. So educating more of the people in our community about how to get their credit together to get into a first time home buyers program and get a down payment assistance grant and then convert that same voucher over to something that can help pay the mortgage, we can create more home ownership in the community using that same tool.

in your portfolio, you could actually sell it to them. Yeah, and create a homeowner out of one of your tenants, especially they've been loyal, long term tenants.

I would say with the new construction project, like the roadblock with the infrastructure was pretty tough, and having to negotiate with the city to figure out, you know, a solution for that. And let me think on the on the crowdfund side, I think that the hardest part was getting the deal done on the front and just negotiating with the sellers and making them understand, you know, why I needed them to come down on price and why

I needed them to sell their finance to me. But yeah, I mean every everything, every deal you do, you're gonna have a different challenge, So just be prepared for that.

give you any bad advice. It's not cut her blanket across the board, so I would say, maybe do what I would do in any situation is find local experts that are doing what you're trying to do. Maybe talk to a commercial broker that has clients that have bought businesses or rented spaces to start businesses and have closed those businesses and find out what challenges their clients had

and then figure out, you know, your next move. So uh yeah, don't don't go into it blindly, don't don't go into it trying to figure it out your own for sure.

say that. But it's it's it's I think it's I think it's true.

called learn from Chris dot com. You can go in there and they'll give you a lot of the basic information and then that'll put you in a position if you want to go talk to somebody locally, because sometimes active investors don't want to deal with people that they can tell are completely green, you know, So if you can go in there and get yourself acclimated some things.

Go to YouTube. There's a lot of stuff on there, and I'm not trying to be cliche, but I'm saying, like, try to get yourself as educated as possible so that when you get in front of these people you can have an intelligent conversation with them about what you're trying to do. And man, Virginia has a lot a lot of investors. I mean, you could between Instagram, I know, I know several between Instagram and Facebook that might be

able to help you. You can also look up local meetups, you know, just type in whatever nearest big city to you and investment meetups and that'll bring you to some some groups that may have somebody's willing to work with you. But man, networking between social media platforms like Earn your Leisure and and uh yeah, just the Facebook groups. Man, I'm pretty sure you can find somebody if if you all looking.

It's just like if something is too out of expensive or something is just you know, never be afraid to expand, like you know, this is this is this is a large earth that we live in, even out of the country, Like you know what I mean, Like there's no there's no limits to anything that we do in life. And we put we put geographic limits on ourselves because where we're from, the neighborhoods that we grew up in in

our family. But you never know, you might be pleasantly surprised when you start to travel and you see different areas and it's different opportunities, and it's different cultures and different people and they have different dialects. So you know, me, I love to travel Troy, Troy gonna be here forever.

some of you. Some of them may want if they just want to be passive investors, you may have to structure something where they are in a limited partnership with you, where you are the general partner that makes decisions and they are like a passive limited partner that may get the first returns out of the deal. So it varies greatly. It really depends on the scope of the project you're trying to do. I mean, there's nothing wrong with all y'all just putting together and doing one LLC if that's

what you want for the first project. Of course, this is not legal advice. You always just see legal counsel. But yeah, so, like I said, each project I do is different structure a little different?

With to Brown University, studied urban planning, came back home and like, man, I see this happening, Like I could tell all the things that you've been talking about.

because I didn't have the experience. I just had the knowledge, and I came to LA and I come back to Houston and I just see it, like every month I've been coming back for the last three months, and like it's happening. I've been telling people and you know, Paul revereing it like, hey, gri grification is coming, Like you know, these people are moving in here with you know, their privilege, but they don't have you know, the roots here.

fumbling to get there. And the platform like ey L is helping, you know, people all over the globe to really learn how to pivot.

wherever you are, you you can tap in. But do you feel it's possible to be an investor from long distance or.

team around you. So whatever city you're going to, you're gonna need a good realtor, a good property manager, a good contractor, and somebody that can manage them, you know, and or you have to have good open communication with them, or you know, local investors that you partner with. That's probably the easiest way to get into a new market instead of trying to do it on your own. So yeah, it's definitely possible. I know, I know some friends that only invest out of town. They don't even invest in

the city they live in. So it's definitely practical.

real estate called the Mortgage Guy. We do. We do these type of classes every single week, every Wednesday. And there's archives, like over seventy five archive classes. So as soon as you join, you have access to all of that stuff and everything from disability insurance to how to buy a car, to host the real estate wholesaling, everything.

hard for people to navigate. So we got orientation on the twenty first, and yeah, man, this is this is definitely gonna be the biggest, the biggest educational platform in existence. And twenty four hours and twenty four hours, the price goes up. So if you're interested in joining, the link is in only the link, the only discount link is in YouTube because uh, we didn't want to do a cold because there's issues with the cold. So just hit the hit the link in YouTube. It's pinned. I'll put

it in the comments section again. And yeah, man, if you're interested in joining, it's only up from here. It's only up from here. But Chris, I want to give you the final word because I mean, we're going to be doing some more stuff together. I don't know if you're ready to talk about that or not yet.

that was wildly successful experiment. So now we we we got a long list of other people that we're gonna bring on the label. And Chris, Chris hit me up, man, so I think, yeah, we're gonna we're gonna work on that podcast.

these big corporations can have podcast networks. I can't. Why can't you, y, I'll have a podcast network and all of the relationships that we built and build it out from there. So yeah, you heard it first. You heard it first, ladies and gentlemen, this.

just understand investor on Instagram. I have a YouTube channel. Like I said, if you want to learn more about real estate investing specifically, you can go to learn from Chris dot Com I have actually have a free guide on five strategies where you can invest passively. So for the busy people that don't have time and don't want to be active wholesalers or flippers, I got five strategies that I can that I'm showing you how you can

truly invest passively and still make money. Yeah. So, and that that also leads into a membership group where I'm probably one of the only instructors online that has courses that's actually talking about gentrification, talking about crowdfunding and all those things inside the platform as well. So, yeah, man, learn from Chris dot Com investor on Instagram. That's pretty much it.

the great work that he's doing. And hopefully you got some information that you can actually use and replicate in your part of the world. That's what this is all about. Each one teach one. So all right you have let's go say what's see you next week?

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