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Private Money Partnering

Foreword, Revisited in 2005

Several years have passed since this course was first developed but the major issues remain consistent, including the important principles of being selective about a partner and doing what makes a joint venture relationship effective.

Since my investing career grew primarily in the Atlanta area over a number of years, you'll see and hear many references to Atlanta , like the Olympics, which have come and gone since the first edition. Other major events have come both to Atlanta and elsewhere in the United States, like the devastating hurricanes which destroyed the electronic versions of this text. My apologies for possible inconsistencies you may find in typeface or font size.

Private money partnering as outlined in Chapter B is not just a “dollar” story - it’s about creating people relationships, how to forge them and maintain them, and then profit from them. It’s not about whatever the newest wrinkle in real estate investing is – there will always be a new angle to get more bang for your buck. It’s about obtaining a source of money for your deals, or a source of deals for your money – and continuity depends on the people stuff.

It’s more important than ever to look for long-term partners who can benefit each other on a continuing basis, who can help you and any investor weather the buffeting of a global economy. Money, time, focused talent, hard work and enterprise are needed to bring any deal to fruition locally, and joint venture partners are always drawn to each other to “make something happen”.

Shifts have occurred in how property is being held and the number of entities now available for use. Real estate investors in a number of states are using Land Trusts for holding property, both short-term and long-term. Chapter D discusses some types of Partnerships and Group Ventures, specifically corporations, sole proprietorships, and partnerships. With the recent growth in popularity and use of Limited Liability Corporations (LLC’s) and Limited Liability Partnerships (LLP’s), consider that the choice of entities you could use in designing your joint venture in even richer. For example, an LLC could joint venture with a corporation, or another LLC, or with the beneficiary of a Land Trust, depending on the varying needs of the parties involved.

Chapter N presents numerous ways for joint venture partners to “split the pie”. In most states property values and purchase prices have increased, as has been the case in Atlanta, but the examples given here still may be appropriate in some parts of the country. If I change the examples to be current today for Atlanta, the numbers still don't reflect Florida prices and values where I currently reside. So it’s all relative, for this edition I chose to keep the original examples and add this invitation to stretch your thinking.

Look at percentages of the whole:

  • The % under market
  • The % purchase price to sale price, and then extrapolate accordingly
  • The % of total payout/benefit to each partner
  • The values of different types of benefits to each partner

Look at the principles involved, and then create alternate methods for types and rates of return to discuss those with your partner.

Technology affects how information is disseminated: audio cassettes and “floppy” computer disks are replaced by CD’s in this edition. Should you choose to do so, the flip chart presentation in Chapter K and on the CD’s could be adapted to a PowerPoint Presentation and transferred to a laptop computer.

Risk Taking - Chapter A

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