ifindproperties.com Open in urlscan Pro
172.67.148.125  Public Scan

Form analysis
0 forms found in the DOM

Text Content

JIM@IFINDPROPERTIES.COM

702-430-7900



Tenant Login

OwnerLogin

 * Home
 * Property Management
   * Limestone Account Set-up
   * Property Management Features
   * Property Management Rates
   * Rental Property Maintenance Procedures
   * Vacant Property Options
   * Evictions
   * Eviction Guarantee
   * Commercial Management
   * Super Hosts For Airbnb
   * Short Term Reviews
   * Google / Yelp Reviews
 * Renters
   * Renter Success Training
     * Escape Rent Trap!
     * Renters Start Page
     * Tenant Occupied Properties
     * Moving In
     * Moving Out
     * Rent Application Tips
     * Rent Credit Reporting
     * Home Warranties – Tenant Procedures
     * Security Deposit Return Process
   * Rental Listings
     * Rentals
     * Short Term Rentals
     * Commercial Rentals
   * Google / Yelp Reviews
 * Investors
   * Investor Success Training
     * Owner Success Training
       * Owners Start Page
       * Owner Mistakes
       * Say No To Partnerships
       * Market Rent
       * Multi Family Investment Property
       * Tenant Screening Best Practices
       * Selling Your Home
       * Home Warranties
         * Home Warranties Overview
         * Home Warranties – Owner Procedures
       * Self Managed
         * Self Managed Overview
         * Inspections Save You Money
     * Investors Start Page
     * Real Estate Investor Mistakes
     * Multi Family Investment Property
     * Owner Carry
     * 5 HOA Fast Facts
     * Finance FAQ
     * What is Escrow?
     * Asset Protection
     * Jim’s Book List
   * Testimonials
   * Buyers
     * Buying vs. Renting
     * Buyers Success Training
       * Home Buying Best Practices
       * Mortgage Loan Approval
       * Choosing a RE Agent
       * Scouting for Homes
       * House Hunting Tips
       * What is Escrow?
       * Holding Title Tips
   * Short Term Rentals
     * Short Term Rentals Overview
     * Airbnb FAQs Before Buying
     * Super Hosts For Airbnb
     * Short Term Reviews
   * Google/Yelp Reviews
     * Limestone Account Set-up
 * About
   * Contact
   * Careers
     * Career Openings
     * Career FAQs
     * Culture and Practices
     * Property Manager Earnings
     * Leasing Agent Training
       * Leasing Agent $1k/wk System
       * Leasing Tips
       * Short Tips
     * Continuing Education Classes
   * Limestone Investments, LLC
   * Jim Eagan
     * About Jim Eagan
     * Team Jim
     * Agent CE Classes with Jim
     * Books by Jim Eagan
   * Barb Eagan
   * New Vendors
   * Recommended Professionals
   * Privacy Policy
 * News
 * Subscribe

 * Home
 * Property Management
   * Limestone Account Set-up
   * Property Management Features
   * Property Management Rates
   * Rental Property Maintenance Procedures
   * Vacant Property Options
   * Evictions
   * Eviction Guarantee
   * Commercial Management
   * Super Hosts For Airbnb
   * Short Term Reviews
   * Google / Yelp Reviews
 * Renters
   * Renter Success Training
     * Escape Rent Trap!
     * Renters Start Page
     * Tenant Occupied Properties
     * Moving In
     * Moving Out
     * Rent Application Tips
     * Rent Credit Reporting
     * Home Warranties – Tenant Procedures
     * Security Deposit Return Process
   * Rental Listings
     * Rentals
     * Short Term Rentals
     * Commercial Rentals
   * Google / Yelp Reviews
 * Investors
   * Investor Success Training
     * Owner Success Training
       * Owners Start Page
       * Owner Mistakes
       * Say No To Partnerships
       * Market Rent
       * Multi Family Investment Property
       * Tenant Screening Best Practices
       * Selling Your Home
       * Home Warranties
         * Home Warranties Overview
         * Home Warranties – Owner Procedures
       * Self Managed
         * Self Managed Overview
         * Inspections Save You Money
     * Investors Start Page
     * Real Estate Investor Mistakes
     * Multi Family Investment Property
     * Owner Carry
     * 5 HOA Fast Facts
     * Finance FAQ
     * What is Escrow?
     * Asset Protection
     * Jim’s Book List
   * Testimonials
   * Buyers
     * Buying vs. Renting
     * Buyers Success Training
       * Home Buying Best Practices
       * Mortgage Loan Approval
       * Choosing a RE Agent
       * Scouting for Homes
       * House Hunting Tips
       * What is Escrow?
       * Holding Title Tips
   * Short Term Rentals
     * Short Term Rentals Overview
     * Airbnb FAQs Before Buying
     * Super Hosts For Airbnb
     * Short Term Reviews
   * Google/Yelp Reviews
     * Limestone Account Set-up
 * About
   * Contact
   * Careers
     * Career Openings
     * Career FAQs
     * Culture and Practices
     * Property Manager Earnings
     * Leasing Agent Training
       * Leasing Agent $1k/wk System
       * Leasing Tips
       * Short Tips
     * Continuing Education Classes
   * Limestone Investments, LLC
   * Jim Eagan
     * About Jim Eagan
     * Team Jim
     * Agent CE Classes with Jim
     * Books by Jim Eagan
   * Barb Eagan
   * New Vendors
   * Recommended Professionals
   * Privacy Policy
 * News
 * Subscribe


REAL ESTATE INVESTMENT START PAGE


LAS VEGAS REAL ESTATE MARKET UPDATE 9/15/2023



We have entered The Twilight Zone of real estate in Las Vegas. There is very
little inventory and yet there are no offers on what’s available. All the entry
level homes that most of my subscribers look for are not available for purchase.
The remaining bling bling properties (larger homes with pools and features) are
out of reach for most home buyers and they make terrible investments.

Las Vegas Realtors reported 3,524 single-family homes listed for sale without
any sort of offer in July, a 4.2 percent drop from June but a 51.9 percent drop
from the same time last year.

A study Florida Atlantic University’s College of Business by proves Las Vegas is
ranked #6 in the list of overpriced homes.

“We are in the grocery store where everyone wants apples but there are none for
sale. There are plenty of oranges but few can afford them. Folks who can afford
oranges don’t want to buy oranges because they don’t like the way they taste.”

How does this happen? This is stuff that’s not hitting the main stream media:

 1. Forbearance – You mean that’s still happening? Yes. All those investors and
    home owners who are struggling with mortgages are still being carried by the
    government. Strangely, this has not made the news. The FHA is offering a
    free ride until the end of 2024.

 2. Employee Retention Credit –  The government is still throwing money at small
    business owners. “You still have time!” –  I get one of these calls every
    day from some telemarketer telling me there is free money to be had. This
    free money is supporting small business owners who own real estate.   Will
    the government keep handing out free candy? Probably. What’s stopping them
    from printing another 20 trillion dollars?

 3. Institutional Investors –  There are a dozens of privately held hedge funds
    and Wall Street investors who own tens of thousands of these smaller
    homes. According to CNN, they own a large segment of the entry level homes
    investors are looking for.  No one knows for sure if these institutions are
    profitable or just massive pyramid scheme. That inventory may never come on
    the market. Since these are not on the market for sale, they are only
    available for rent. This explains why the rental market is tanking (see
    article below).

This isn’t just research by the way. I had an investor who attempted to purchase
this 3 bed, 1 bath, no garage home in a really rough neighborhood. It was on the
market at $200k and someone paid $210k cash. It needed at least $40k in repair
(video). Whoever bought that would be lucky to squeak out a 5% return.

In summary, there is nothing worth buying for the small investor in the
foreseeable future.


RENTS STILL DECLINING

Avg. Rent Annual Studio – $874 -1% 1 Bed – $1,340 -8% 2 Beds – $1,462 -11%

We are also past the rental season. Anyone who has a property vacant now is
going to feel even more pain as we approach the holidays. A strategy we have
been offering our clients is to get very aggressive on pricing but only offer a
10 month lease so we can adjust the terms during peak rental season.

It will probably get worse as owners cut prices to attract tenants. In the
meantime, there are a LOT of multi units coming down the pipe. This page
lists all the thousands of units that will be constructed.

Receive Investment Updates and Recommendations


SAVE HEADACHES!!


TURN-KEY RENTAL PROPERTY MANAGEMENT

Account Set-up | Limestone Investments LLC


REAL ESTATE INVESTMENT FAQS


ARE MULTI-FAMILY PROPERTIES GOOD REAL ESTATE INVESTMENTS?

What about those multi family properties for your Real Estate investment? They
look enticing. The listing agents are using smoke and mirrors. We used to manage
about 30 of these multi family buildings. Our investors got out of them while
the market is hot. They were barely returning 6% even after we got them at
killer prices in 2010. What listing agents won’t share with you is they are very
old buildings requiring constant maintenance. They are also full of crackheads,
drunks and people who have issues. 95% of our lawsuits and evictions used to
come from these buildings. We don’t manage them anymore because of that. Here is
more on why mulit-family buildings are terrible Real Estate investments.


ARE AIRBNB SHORT TERM RENTALS GOOD REAL ESTATE INVESTMENTS?

What about those Airbnb? Are they good Real Estate Investments? Short term
rentals make a lot of money! That is true but you can’t get a license except for
that needle in the haystack in Henderson. The majority of the short term rentals
you see on the market are not licensed. The chances of your short term rental
getting caught is about 90% within 6 months.  When you get caught, you are done.
If you don’t stop after getting a love letter from the government, the fines are
$1000 a day. They also don’t make as much money as you think. After all the
expenses, platform fees, management fees, and repairs, they only make about 20%
more than a long term rental, and are therefore poor Real Estate investments.
Here is more about short term rentals as Real Estate Investments.


ARE COMMERCIAL PROPERTIES GOOD REAL ESTATE INVESTMENTS?

What about commercial property? Is this a good Real Estate
investment? Commercial mom and pop strip malls on the “East Side” are about the
only remaining asset class worth buying. They return about 5% and your 12 year
old can manage it because those leases are all NNN (tenants pay everything). The
other nice thing about them is leases are generally between 3-5 years. Buy one
and you don’t have to play with it very often.

The only downside to these East side properties as Real Estate investments is
you have to have a lot of cash. The cheapest mom & pop strip mall in Las Vegas
starts at about $800k. Commercial loans are no picnic and you will need to
budget about 50% down. Unless you are sitting on about $500k in cash, you can’t
play this game, and commercial properties may make poor Real Estate investments.


WHAT ARE INVESTMENT RETURNS CURRENTLY?

What are the investment returns right now? It isn’t pretty. Here is what to
expect:

 * Commercial Mom & Pop Strip Malls -> 5%
 * 3/2/2s in the barrio -> 3%
 * 3/2/2s newly built -> 2%
 * 3/2/2s in upscale neighborhoods -> 2%
 * Condos in upscale neighborhoods -> 1%
 * Condos Under $100k -> -4% What? Really? You lose money on these? Rents don’t
   cover HOA, repairs and management expenses.
 * 5/4/3s in guard gated exclusive neighborhoods -> -5%
 * Fourplexes -> -8% We no longer manager these.
 * High rise condos -> -10% (Why do people buy these? To impress their friends I
   guess.)

Our Real Estate investment clients were getting about 14% returns and doubled
their investments when we told them to purchase in the last recession. The
returns on Real Estate Investments are so terrible right now we have been
telling investors burning a hole in their pocket to keep it in their pocket.


SO, HOW IS JIM EAGAN INVESTING HIS MONEY?

Alright smarty pants. What you doing with YOUR money? I’m walking the talk. I’m
sitting on a lot of cash waiting for the Real Estate investment market
correction. Some of that cash is in gold and there are some smaller investments
in hard money lending. I don’t understand bitcoin so I’m not swimming in that
water.


7 STEPS TO REAL ESTATE INVESTMENT IN LAS VEGAS (STARTING ABOUT 3/1/24)

STEP 1 – DETERMINE HOW YOUR ASSETS WILL BE HELD. PARTNERSHIPS MAKE SHAKY REAL
ESTATE INVESTMENTS.

Decide how title will be held. LLCs are recommended if you want to keep the
wolves at bay. DO NOT HOLD TITLE WITH PARTNERS unless the partner is your
spouse. These things blow up right about when you are too sick to deal with it
or your partner runs out of money. We can send you pictures of burned out
buildings if you want to see the end results of partnerships. We see tweakers
light these on fire just about every week and will be happy to tell you stories
of how those partners got started 20 years ago. Partnerships make shaky Real
Estate investments.







STEP 2 – DETERMINE WHO YOU WILL WORK WITH IN SETTING UP YOUR REAL ESTATE
INVESTMENT.

Do your Real Estate investment research on an agent or broker before you throw
your life savings at this. If you really want to know what Real Estate
investment returns the best money, talk to companies who also manage them.
Trusting information from a listing agent is the fastest way to get your clock
cleaned. Here are our YELP reviews.







STEP 3 – LINE UP YOUR FINANCING BEFORE VISITING POTENTIAL REAL ESTATE INVESTMENT
PROPERTIES.

The days of easy Real Estate investment discoveries came to an end in the real
estate crash in 2008. If you are paying cash, you will need to prove it before
you can make offers. If you are getting a loan, talk to a loan professional
today. If you need a referral, we have some awesome people who can help you with
either residential or commercial loans. We are not going to drive around in the
heat until you can show us you have the ability to purchase. Do you go to
Walmart without your wallet? Neither do we.

STEP 4 – ARRANGE TO GO HUNTING FOR REAL ESTATE INVESTMENT PROPERTIES.

Once you have some financing lined up AND you have scheduled some time to look
at some Real Estate investment properties, we will do a free, no hassle, no
pressure hunting mission with you. We are not time share people and there is no
reason for us to force you to buy something that will make you lose money. We
will probably be managing your Real Estate investment property so we are going
to get really cozy for very long time.

STEP 5 – WHAT YOU SHOULD BE DOING WHILE YOUR REAL ESTATE INVESTMENT PROPERTY IS
IN ESCROW.

Please read this important information about The Las Vegas escrow process. This
will save you lots of time and headache.  You also want to get the Real Estate
investment property management ball rolling. DO NOT WAIT UNTIL YOUR REAL ESTATE
INVESTMENT PROPERTY CLOSES TO FIND A TENANT!! We offer a variety of property
management services and this page covers all our property management solutions.

STEP 6 – GET YOUR REAL ESTATE INVESTMENT PROPERTY READY FOR TENANTS.

Do not waste time or money waiting around or making fancy upgrades to your Real
Estate investment property. Read our Rehab 101 page for dos and don’ts. You can
do your rehab or you can hire us. We charge 10% over invoice. We do about 2
rehabs a week and can probably do it much cheaper and faster than you can.

STEP 7 – COLLECT MONEY! GROW YOUR REAL ESTATE INVESTMENT.

This page contains Tips on how to collect money efficiently in order to grow
your Real Estate investment, as well as FAQs on how we collect and disburse
money. This page covers our eviction process in detail.

Receive Monthly Investment Updates and Recommendations


SAVE HEADACHES!!


TURN-KEY RENTAL PROPERTY MANAGEMENT

Account Set-up | Limestone Investments LLC


PROPERTY INVESTMENT & MANAGEMENT BOOKS BY JIM EAGAN
NOW AVAILABLE ON AMAZON!

 


FOR A FEW PROPERTIES MORE, BY JIM EAGAN


FOR INVESTORS WHO PURCHASE AND MANAGE THEIR OWN PROPERTIES

This book is for investors who purchase and manage residential properties and
want to take their game to the next level.




A FISTFUL OF PROPERTIES, BY JIM EAGAN


FOR PROPERTY MANAGERS AND BROKERS AS BUSINESS OWNERS

This book was written to help other property managers and brokers live a
comfortable balanced life. While most of the concepts and tips are applicable to
folks who want to manage their own properties, the majority of the content is
for business owners.

Limestone Investments provides comprehensive services to:
Real Estate Investors | Owners | Renters | Home Buyers


Presenting extensive information on:
What to Invest in| How to Maintain Properties | Real Estate Sales | Rentals
History of Limestone Investments, LLC


“““““


1620 E SAHARA — BY APPOINTMENT ONLY


CALL (702) 430-7900


 * Home
 * About
 * News
 * Sitemap

 * Home
 * About
 * News
 * Sitemap

 * Follow
 * Follow

© 2011 – 2021 Limestone Investments, LLC
Redesign & SEO by Marketing Department LV
Original Design by MNGR