In the latest episode of Raising Private Money, Jay Conner dives into the inspiring story of Jonathan and Cara Broyles, a dynamic duo in the world of real estate investment. From starting their journey in 2021 to closing high-value deals, Jonathan and Cara have shown the power of strategic planning, persistence, and the importance of nurturing relationships with private lenders. This episode highlights their recent property acquisition and the lessons they learned along the way.
Securing the Deal: 143 Royalty Drive
Jonathan and Cara’s most recent endeavor revolves around a property located at 143 Royalty Drive. The property, after undergoing necessary repairs and renovations, boasts an impressive After Repair Value (ARV) of $550,000. However, reaching this point was no small feat.
Assessing the Property:
The house, previously occupied by an owner and 80 Siberian husky dogs, was in dire need of cosmetic repairs. Recognizing the potential in the property, Jonathan and Cara estimated a generous $100,000 for the rehab, including a contingency fund for unexpected expenses—a strategy they call “Murphy,” named after Murphy’s Law that suggests if something can go wrong, it likely will.
Negotiating Purchase Price:
Initially listed by a wholesaler for $367,000, Jonathan and Cara knew their maximum allowable offer based on their rehab estimates would be $310,000. Despite the significant gap between their offer and the asking price, they stuck to their numbers, a testament to their disciplined approach to real estate investment. The wholesaler initially countered with $330,000, but eventually, Jonathan and Cara’s persistence paid off—their $310,000 offer was accepted.
Lesson Learned:
- Stick to your evaluated numbers and don’t let emotions sway your decisions. By adhering to their calculations, Jonathan and Cara secured the property at a price that allowed for a profitable investment.
The Power of Private Lending
A vital piece of Jonathan and Cara’s strategy involves leveraging private lenders to fund their property acquisitions and renovations. This approach minimizes the need for traditional loans, accelerates the buying process, and often provides more favorable terms.
Expanding Their Network:
For the 143 Royalty Drive property, Jonathan and Cara initially anticipated using $250,000 from a new private lender. However, this transaction took an exciting turn—the lender expressed interest in funding the entire deal, boosting his investment to $410,000. This unexpected increase emphasized a crucial point in private lending: private lenders often have more funds available than they initially disclose.
Key Point:
- Always present opportunities to your private lenders confidently. They may have more capital ready to deploy once they see a promising investment.
Interest Rates and Returns:
For this particular deal, the private lender agreed to an 8% interest rate on the $410,000 loan. Over the projected six-month rehabilitation period, this translates to approximately $16,000 in interest—a reasonable return for the lender while still allowing Jonathan and Cara to achieve their target profit margins.
Working with Realtors: A Smart Investment
Another pillar of Jonathan and Cara’s strategy is their partnership with a reliable realtor. Although paying realtor fees can seem daunting—30,000 in this case on a $550,000 sale—the benefits far outweigh the costs.
Benefits of a Professional Realtor:
- Realtors handle the legwork, both pre- and post-renovation, helping to price the property appropriately and sell it quickly.
- They ensure the property reaches a wide audience, increasing the chances of a top-dollar sale.
Advice to Investors:
- Invest in a good realtor. Their expertise can make a profound difference in the success of your property sale.
Lessons from the Field
Reflecting on their recent success, Jonathan and Cara shared essential lessons for fellow investors:
- Always Offer: Regardless of the listed price, don’t shy away from making offers based on your calculations. The initial rejection might turn into acceptance later.
- Private Lenders Have More: Never hesitate to present more significant opportunities to your private lenders, as they often have additional funds they’re willing to invest with trusted partners.
- Stick to Your Numbers: Emotional decisions can lead to financial pitfalls. Stick with your estimated figures to ensure profitability.
Jonathan and Cara’s journey is a remarkable example of how strategic planning, leveraging private lending, and forming strong professional relationships can lead to successful real estate investments. Their story serves as an inspiration for both new and seasoned investors aiming to maximize their returns in the property market.
Conclusion
As 2025 approaches, the real estate market continues to offer numerous opportunities for those willing to apply the right strategies. Jonathan and Cara’s story is a testament to what can be achieved with persistence, discipline, and strategic financial planning. Whether you’re just starting or looking to improve your current strategies, the lessons from their journey provide valuable insights into successful real estate investing.
10 Discussion Questions from this Episode:
- Why did Jonathan and Cara Broyles decide to include an additional amount for “Murphy” in their rehab budget, and how does this strategy help them in their real estate projects?
- What was the after-repair value (ARV) of the property on Royalty Drive, and how does this figure influence their buying and rehab decisions?
- Jonathan mentioned a key takeaway about making offers on properties, even when the listed price seems too high. Can you discuss why this approach can be beneficial in real estate investing?
- Jonathan and Cara increased their available funds with their private lender from $250,000 to $410,000. Why is it important to maintain strong relationships with private lenders, and how can other investors replicate this success?
- How did Jonathan and Cara handle the negotiation process with the wholesaler, and what lessons can other investors learn from their experience?
- The podcast touched on the importance of using a realtor for selling properties. What are the main advantages of working with a realtor, according to Jonathan and Jay Conner?
- Why did Jonathan and Cara decide to stay “loyal” to their realtor, and how does this loyalty impact their business?
- Jonathan and Cara mentioned that one of their existing private lenders introduced them to a new lender. How do referrals and word-of-mouth play a role in building a network of private lenders?
- Cara Broyles highlighted the importance of trust in their new private lender deciding to work with them. Why is trust such a crucial element in private lending, and how can investors build and maintain trust with their lenders?
- How do Jonathan and Cara ensure they stick to their investment numbers, and why is this discipline important for the success and safety of their real estate deals?
Fun facts that were revealed in the episode:
- The house that Jonathan and Cara purchased was previously occupied by someone with 80 Siberian husky dogs, resulting in significant cosmetic damage.
- The concept of “Murphy” was introduced, representing unexpected costs that arise during a rehab project.
- Jonathan and Cara’s newest private lender initially pledged $250,000 but decided to fund the entire $410,000 deal after seeing the potential, showing that private lenders often have more funds available than they initially disclose.
Timestamps:
00:01 Murphy: the unexpected costs in every rehab.
04:12 House damaged by huskies; 6-month rehab planned.
09:33 Friend introduced a new private lender to the program.
10:31 Trust led him to become our lender.
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