thanks for the encouragement. well, it seems that my thinking has changed somewhat…AGAIN!
well here is an email i sent a SCORE counselor who asked me about by business model:
Bill,
start up capital:
Member Equity - $500.00 (two members - $250.00 each contribution)
Borrowed funds as of this date: $3500 - Loan from myself to business - promissary note - payable in 5 years at 5% interest.
Future Borrowed funds as of July 15, 2006 - $30,000 (Each Member (2) will initiate promissary note with LLC for $15,000 each).
LLC is still not yet published (NYS requirement), so we have not yet fully funded company.
Reason for loans was recommended by a CPA for protection against law suits. If the funds are Liabilities, it is tied up and therefore not accessable by law suits (rubbernecks).
Question: In this scenario, balance sheet financials would look like:
Equity - $500.00 Asset - $34,000 Liability - $33,500
Is this right? Thoughts?
Also, $950 of this will be given back to me, as I have incurred all of the start up costs: LLC filing 500, Quick Books 250, stationary 100, marketing (business cards) 100.
For specifics on business model:
Members (the two of us) will manage the company. I am the contract/negotiation/financials/marketing manager. Other member (my brother) is the handyman/project manager. We both will analyze properties. I am running much of the overall operation, especially now.
I will learn quick books to manage our financials.
My brother knows many people in the field of construction which we will use as contractors for things like electric, siding, and roofing (if needed).
We have a CPA.
We have two Lawyers for closings.
We are in the process of forming a relationship with a mortgage broker/real estate investor.
We are in the process of forming a relationship with Creditors.
We plan to hold title to any property with LLC.
Investment strategy includes:
Single Family Homes to be purchased below market value with enough After Repair Value to sell for a minimum Return On Investment of 70%, locally. For properties out of our area, which we will have to fly/travel to for a few weeks, must offer no less than a 100% ROI AND should be bank-owned properties or distressed properties in suitable areas.
This will be focus for 18 months in order to put together a cash reserve of over $70,000 in the business.
Total Projected Gross Income for 18 months - $130,000
70,000 business cash reserves
60,000 Expenses for travel, rehab costs, real estate fees/costs, member expenses
With the use of creditors for materials, travel and other costs - these will be paid back per sale closing.
After 18 months, Projected Financials:
Equity $500.00 Assets $103,500 Liabilities $103,000
(members will split net income and again, loan business $35,000 each, thus keeping equities LOW and CASH RESERVE high).
Cash Reserve will be used to take business to the next level…yet to be determined, but most likely - we would move into the holding phase, focusing primarily on single unit and multi unit rentals - residential mostly. As well as land purchases for inventory items to be used as needed.)
These numbers are based on following projections:
18 months - every 3 month period, we will purchase, rehab and sell a property. That’s 6 projects - each costing around $10,000 in expenses total and yielding on an average slightly higher than 100% ROI.
Basic equation for determing profit:
After Repair Value X .70 - Projected Total Expenses = Price we pay to get the projected profits wanted
If we can’t buy it for that price, we do not buy it, period, unless the seller offers creative terms that are beneficial to us.
Bill, clearly there are many holes with this plan. Also I didn’t mention the use of a 1031 exchange to defer taxes which I’m not sure if we will utilize. Also, this does not factor any other investor funds that we may obtain along the way. My Expenses seem low, even to me. But I guess this gives you an idea of where I’m at at least, in my head.
Oh, and this could all change tomorrow…
Sorry for the length of this email, but it actually helped me visualize numbers a little more - these are my first projections - it probably shows.
Thank you very much for your help. I will call to speak to you as well.
-------that was the email…thoughts?