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Commercial Real Estate Investing
Cover of Commercial Real Estate Investing
Commercial Real Estate Investing
A Creative Guide to Succesfully Making Money
Borrow Borrow Borrow
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.
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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About the Author-
  • 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

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...

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