Commercial Real Estate Investing
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Commercial Real Estate Investing : A Creative Guide to Succesfully Making Money

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Dolf de Roos s
Commercial Real Estate Investing reveals all the differences between residential and commercial investing and shows you how to make a bundle. De Roos explores the different sectors retail, office space, industrial, hospitality, or specialist to help you discover which is right for you. He shares key insights on finding tenants and avoiding vacancies, financing large investments, managing property, setting a tax-smart corporate structure, and take full advantage of tax breaks.
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Product details

  • Paperback | 256 pages
  • 188 x 232 x 20mm | 557.92g
  • John Wiley & Sons Ltd
  • Chichester, United Kingdom
  • English
  • 0470227389
  • 9780470227381
  • 126,687

Back cover copy

Make the jump from residential investing to high-profit commercial properties



Millions of people are investing in real estate, but few ever consider the money-making potential of commercial properties. Whether they think it's too expensive or too complicated to get into, thousands of successful residential investors never take the next step to real estate profits.



In Commercial Real Estate Investing, veteran investor and author Dolf de Roos explains all the ins and outs of commercial investing and shows you how to take your investing game to the next level. He explores every sector--including retail, office, and industrial--and provides the expert insight you need to choose the right investment area for you. He explains all the key differences between residential and commercial investing and provides all the tools and strategies you need to:



Find properties that match your abilities and resources



Increase the value of a building before you even buy it



Lower your risk without cutting into your profits



Understand the basics of yield, capital growth, and cap rates



Write convincing proposals for bank loans



Manage properties with a minimum of hassle--or hire someone to do it for you



Protect your assets with the right corporate structure



Take advantage of the great tax benefits available to real estate investors



Whether you're a novice or an experienced residential investor who's ready to take the next step to bigger investments and higher profits, Commercial Real Estate Investing is a smart, practical guide to getting into the game--and winning big.
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Table of contents

Preface xi


Acknowledgments xiii


Notes on Reading This Book xv


Introduction xvii


CHAPTER 1 Just What Is Commercial Real Estate? 1


CHAPTER 2 People versus Contracts 5


CHAPTER 3 Why Invest in Commercial Real Estate? 11


Lease Duration 11


Assignment of Lease 15


The Tenants Pay the Outgoings 17


Tenants Earn Their Income on Your Premises 18


Landlord Pays for Improvements to Commercial Premises 21


Certainty of Collecting Rent 22


Upward-Only Rent Reviews 24


Government Interference 25


Management Overhead 27


CHAPTER 4 The Downside of Commercial Real Estate 29


Much More Difficult to Acquire Commercial Tenants 29


Banks Will Lend a Smaller Proportion of a


Commercial Property 30


CHAPTER 5 The True Value of Real Estate 33


CHAPTER 6 How to Overcome the Disadvantages of Commercial Real Estate 41


CHAPTER 7 How to Attract a Tenant 45


Who Wants to Run a Funeral Business? 45


Finding a Tenant for a Warehouse in an


Oversupplied Market 50


The Power of the Internet 55


Many Prospective Tenants Know Your Building 56


Engage a Real Estate Firm or Property Management


Company to Find a Tenant 59


Wait for (or Cause) a Zone Change 60


Split a Single Tenancy into Multiple Tenancies 62


Consolidate Multiple Tenancies into One 64


The Ultimate Way to Attract a Tenant 66


CHAPTER 8 How to Increase Rental Income (and hence the Capital Value) 71


Helipads 72


Cell Phone Towers 73


More Rooftop Antics 74


Naming Rights 76


Air Space 77


Parking 81


The Humble Webcam 89


Interior Remodel 93


The Triple Win of Alarm Systems 100


Rent Reviews to Market 101


CHAPTER 9 What Were the Disadvantages of Commercial Real Estate? 103


CHAPTER 10 Finding Commercial Real Estate 107


Newspaper Advertisements 107


Real Estate Firms 112


The Internet 114


Keeping Your Eyes Peeled 116


Networking 118


Word of Mouth 118


Helping Other People 124


The 100:10:3:1 Rule 126


Summary 130


CHAPTER 11 Analyzing Deals 131


Due Diligence 132


Four Questions to Ask about Any Commercial Property 142


Return on Investment 144


CHAPTER 12 Negotiating Commercial Real Estate Deals 155


The Uncooperative Seller 156


Other Negotiations 159


CHAPTER 13 Financing Commercial Real Estate 163


Proposal for Finance 166


Summary Paragraph 171


General Description of Property Offered as Collateral 174


Property Portfolio Statistics and Cash Flows 176


Statement of Assets and Liabilities 177


What to Include in the Appendix 178


How to Use the Proposal for Finance 179


Umbrella Loans 182


CHAPTER 14 Structuring Commercial Real Estate Ownership 183


CHAPTER 15 Managing Commercial Real Estate 187


Tenant Selection 188


Rule Enforcement 189


Rent Reviews 190


How to Get a Tradesman to Do Your Work First 190


Accounting 193


Summary 193


CHAPTER 16 How to Beat the Average 195


Geography 196


Zone Changes 199


Proximity to Views 200


The Center of Town 200


High Technology 201


Leasing and Management Tactics to Beat the Average 202


Combining All Methods of Beating the Average 202


CHAPTER 17 Raw Land 205


Best Choice Properties 208


Spring Mountain Ski Ranch 211


The Benefit of Having Great Partners 214


Getting Back to Commercial Real Estate Investing 216


CHAPTER 18 Extraordinarily Odd Commercial Deals 217


Oil in Them Thar Hills 219


Marine Farms 222


CHAPTER 19 Property Ventures Limited 225


Five Mile 230


CHAPTER 20 Never Sell 233


CHAPTER 21 Thirteen Golden Rules of Commercial Real Estate Investment 239


Golden Rule 1: Risk Is Equal to Yield 239


Golden Rule 2: Ensure Safety of Principal 240


Golden Rule 3: Control Your Liabilities 240


Golden Rule 4: Add Value to a Deal 241


Golden Rule 5: A Broker or Agent Must Bring Something to the Deal 242


Golden Rule 6: Real Estate Is a Long-Term Investment 243


Golden Rule 7: The Number of Voting Partners Is Directly Proportional to the Failure of the Project 244


Golden Rule 8: You Are Going to Be in a Lawsuit 244


Golden Rule 9: It Only Takes One Deal to Go Broke 245


Golden Rule 10: It Only Takes One Deal to Make a Million Dollars 245


Golden Rule 11: The Value of a Property Is Limited by the Tenant s Ability to Pay Rent 246


Golden Rule 12: Appreciation and Inflation Are Compounded Annually 246


Golden Rule 13: You Cannot Give Kindness Away It Is Always Returned 247


CHAPTER 22 Investing Abroad 249


CHAPTER 23 Live Life to the Fullest 261


About the Author 269


Appendix: Resources 271


Index 281
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About Dolf de Roos

Dolf de Roos is a New York Times and Wall Street Journal bestselling author and prolific real estate investor. He is the Chairman of Property Ventures Ltd, an innovative publicly-held property investment company with holdings ranging from office towers to vineyards, and a founding director of Best Choice Properties. His other real estate titles include Real Estate Riches, The Insider's Guide to Real Estate Investing Loopholes, The Insider's Guide to Making Money in Real Estate, The Insider's Guide to Tax-Free Real Estate Investments (all from Wiley), and 101 Ways to Massively Increase the Value of Your Real Estate without Spending Much Money, from Timelife Direct. For more information, visit www.dolfderoos.com
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Rating details

34 ratings
4 out of 5 stars
5 35% (12)
4 41% (14)
3 12% (4)
2 12% (4)
1 0% (0)
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