Using what we call “OPM” or Others People's Money the best and really the only way to finance any of your developments, and in saying that, any of your real estate investments!
This may not be new to you, but many people are amazed and the response that is heard often goes something like this “ahh, so that is how they do it”.
Depending on where you live in the world, there are several methods that can be used to obtain financing. In the USA there are generally 3 ways.
1. Direct working relationship with the seller
2. Use options to control the property
3. 1031 exchange
The 3 method here needs sophisticated explanations and requires the services of an accountant and legal advice, therefore it will not be discussed in this article.
Working directly with the seller allows you to provide him/her with what it is that they require, you satisfy their needs! This is critical to your success when using this approach. If you satisfy their needs first in this transaction, you will get your needs satisfied. You also need to work on your personal skills and become a very good listener if you are not already. Remember, it is THEIR land you want! You must communicate very well.
So they become your partner in this deal, in the land development transaction. So if you have finance qualification issues, (which some do at the present moment I might add) the seller helps you by taking on the debt themselves and in return you the unqualified buyer is able to get the deal you were not able to get initially. In return for this “help”, the seller demands a better slice and therefore a more attractive sale price.
Concomitantly, the seller also benefits by receiving a greater after-tax profits. This occurs due to the fact that the seller is ‘carrying’ the paper, the sale amount will not be taxed instead it will be based on the instalment payments made over the years. So instead of having a hefty capital gain tax bill due to being pushed into a higher tax bracket, they may be able to stay within a lower bracket due to instalment payment being made over a period of years therefore enabling them to stay in a lower tax bracket then if they obtained the complete sale amount in one lump sum.
Controlling the Property By Using Options For Financing Land Development
What is an Option? It is a specified agreement detailing future performance in exchange for a benefit.
In laymans terms, it means that you cough up some funds, and you get to control the property!
So what you are effectively doing is obtaining control of the land by buying this control. In other word, you agree upon a price for the option to buy the land that you are to pay at an agreed upon date in the future.
This is all done legally and is very simple to have in a contract. At any period of time in the future before the expiration date of the option, you can exercise your right to close the sale and take control of the land. Legally the seller must sell when you have the funds and commit to the purchase. If you know your markets, you can also do very well from this transaction itself. By buying land a fair market value at the time of the contract, and as the market rises you are still able to obtain the agreed upon price for the land that you made at the earlier date. The seller still must sell at this agreed price even if the land value has tripled in the time period you agreed upon! This is why it is so important to be up to date with your ‘patch’ and what is happening in the market where ever you are.
A more detailed and sophisticated approach to options is the rolling option. This is generally used for large parcel land development transactions. This is quite a detailed and complex agreement, and therefore should require more knowledge and experience. Utilization of the rolling option occurs when a large amount of property it being purchased to develop master planned communities. Such as when developers are creating ‘phases’ in the development project with an absorption of dwellings usually exceeding 5 years.
What the buying typically does in utilising the rolling option, is that they control the entire tract by being able to ‘put up’ one option at a time, and after each execution of the options the buyer is able to take control of more land until they control the entire parcel of properties that was contained in the original contract.
Execution of the options must take place when they are due or the entire contract in null and void and therefore cancelled. The seller then has the right to put the property on the market again at the same time keeping the initial premium.
The buyer benefits by having a contract that if adhered to, allows them to be able plan their development for the entire property package with the knowledge of what they are to pay for the land, and this therefore allows them to create the most important pre development work, the development ROI (return on investment) calculations.
The primary benefit to the seller is that they obtain their desired and agreed upon price, and if the deal does not come to fruition, they receive the sizable option premium and the land can be sold again. If all goes well, they receive the entire agreed upon price.
If you wish to learn more ways to obtain finance, click on the link here. Every question you need to know is answered in these manuals, whether it be land, commericial or residential development!
Thursday, July 31, 2008
Tuesday, July 15, 2008
Obtaining Development Approval for your Land
If you read in my first article ‘buying land for development, the right way the first time’, you’ll know that there is a right way and a wrong way to purchase “control” land before you actually exchange the funds. This is crucial, critical to your developments success! You need to have this information to use in your feasibility study to determine the viability of the project. Once you have ‘control’ of the land, (which we will show you how to do with no risk of losing money or no money down) you need to be able to determine what you can build on this land which is determined by the appropriate governmental bodies in your area. You would already have a very good idea of this by following my guidelines for doing your market research. But unfortunately, sometimes the area size is not enough to be able to accurately determine how many ‘units’ can be build on this land. Your architect will have to accurately determine this for you. This is quite a simple process for the architect and than you will have to move onto obtaining a Development Approval. This is something True Developers do very early in the process. By doing this they are in effect minimising their risk at the earliest stage of the development.
So in the above mentioned article, I wrote how you don’t buy land first!!!! You do your research to determine the land’s ‘development capacity’ and once this is achieved as mentioned above, and you know for sure that you can development X units on this block that cost you X dollars, therefore providing yourself with the land cost per unit, you are able to set about lodging the appropriate forms with the governing body to obtain Development Approval. This is your number one aim. With out it say good bye to your development and your research and your hard work that you did to get to this position. It is important to follow the step by step process for making your development application ‘rejection proof’. There is some detail to doing this, but a briefly, you must first study the building development regulations within your ‘patch’, you must study the building development forms, you must have copies and studied your zoning maps and building height regulations, and you must know what you want to build! Once you have this under control, you must have plans detailed to lodge with your application to the local authorities stating what you plan to build. There are several item that need to be considered here as well, such as:
* Land boundaries and the relationship between them and Building set backs.
* The land area/gross building floor area ratio.
* Unit number/visitor car parks required on the land ratio.
* Car access to and from the site from the road.
And many more other issues that need to be taken into account. This is what determines how viable your project will be. So, getting back to the initial question of its viability, so if you do not know that you can build the amount of ‘units’ on the block of land you have hopefully not purchased, but have ‘control’ of, you will not know its viability and therefore you are setting yourself up for going broke!!!
You need this information to determine how much you have paid for the land per unit, as these and many more issues determine the financial feasibility of the development.
If you wish to learn the step by step processes involved in all areas of property development, from residential, commercial to land subdivision, visit the website of the only BILLION DOLLAR property developer who mentors on the web, where you will be able to obtain the required information to truely be successful in this business. If you are passionate about real estate development, or learning real estate development, this site is a must. Visit the blog for great info and link to the site from there, visit the link below. A true leader always wants to give back, and that is what you have here. A billion dollar developer who is whiling to share his knowledge with you. These products are true blue prints to success in all forms of property development, from residential to commercial to land subdivision. Visit the link
So in the above mentioned article, I wrote how you don’t buy land first!!!! You do your research to determine the land’s ‘development capacity’ and once this is achieved as mentioned above, and you know for sure that you can development X units on this block that cost you X dollars, therefore providing yourself with the land cost per unit, you are able to set about lodging the appropriate forms with the governing body to obtain Development Approval. This is your number one aim. With out it say good bye to your development and your research and your hard work that you did to get to this position. It is important to follow the step by step process for making your development application ‘rejection proof’. There is some detail to doing this, but a briefly, you must first study the building development regulations within your ‘patch’, you must study the building development forms, you must have copies and studied your zoning maps and building height regulations, and you must know what you want to build! Once you have this under control, you must have plans detailed to lodge with your application to the local authorities stating what you plan to build. There are several item that need to be considered here as well, such as:
* Land boundaries and the relationship between them and Building set backs.
* The land area/gross building floor area ratio.
* Unit number/visitor car parks required on the land ratio.
* Car access to and from the site from the road.
And many more other issues that need to be taken into account. This is what determines how viable your project will be. So, getting back to the initial question of its viability, so if you do not know that you can build the amount of ‘units’ on the block of land you have hopefully not purchased, but have ‘control’ of, you will not know its viability and therefore you are setting yourself up for going broke!!!
You need this information to determine how much you have paid for the land per unit, as these and many more issues determine the financial feasibility of the development.
If you wish to learn the step by step processes involved in all areas of property development, from residential, commercial to land subdivision, visit the website of the only BILLION DOLLAR property developer who mentors on the web, where you will be able to obtain the required information to truely be successful in this business. If you are passionate about real estate development, or learning real estate development, this site is a must. Visit the blog for great info and link to the site from there, visit the link below. A true leader always wants to give back, and that is what you have here. A billion dollar developer who is whiling to share his knowledge with you. These products are true blue prints to success in all forms of property development, from residential to commercial to land subdivision. Visit the link
What Determines the Buying Price For Land For Real Estate Development?
As mentioned in my previous article ‘obtaining development approval for your land’, I discussed the importance of market research in regard to many aspects of the development at the early stages, such as knowing whether you have purchased the land at the right price, knowing the number of ‘units’ you can ‘grow’ on the land, knowing the correct zoning and height regulations for the land just to name a few! I have written this article because I want to reinforce the importance of market research to you before you go and buy the land and before you go about throwing your money away! Most of us do this because we are passionate about real estate development, but we also do it to make a profit!!!!! And as the old saying goes ‘you don’t go broke making a profit’. And that is what developing is about. I am getting a little of track here, but I also want to reinforce the important point that you do want to make a profit, but you must also guarantee your team (eg BUILDER) is happy and makes a profit! So, getting back to market research, this is the time where you do some work. You spend some money on gas/petrol and throw on the boots and get out and about in your ‘patch’, the area you are making your own! This is another story, and something very important to your success also. That is, choosing the right patch. I will help you with that later.
As a professional developer, you will be doing this at the most fundamental level as it is essential to your success in this business! You will learn about and become very familiar with Qualitative, Quantitative research and market analysis.
You must determine the different locations in your town/city eg ‘richville’, ‘poorsville’, ‘mediocresville’ and so on. You see what I am getting at? This is the start of your market segmentation! Can you put boundaries on this information? What about boundaries on the areas you wish to start your development career in? Do you know how much you should be buying land for in your patch, not an estimate, exact figures? You need to, this is what I will show you how to do. This is what Real Estate Development Market Research is all about! So basically what I am getting at here is, you need to know the exact price you should be buying your land at!!!!! Not a guess price because Mrs Jones told you that Bob down the road sold for $X so that block your looking at is on the corner so you would have to pay at least $X more! Stuff that is tangible, and also not stuff you have bought from an online real estate marketing site that gives you prices of the latest sales in the area, or what they claim to be the latest sales, that is the problem, because we talk about ‘real time’ market research and in this game that is the ONLY thing that counts. Developers who rely on this information are off the mark and have missed the boat. Markets change and to obtain research that is 3,6, 9 or 12 months old is exactly that, OLD! You need yesterdays prices and todays prices, I hear you asking how do I get that? Through learning the right way! How do I learn the right way? By learning from someone who has done it over and over again successfully, by choosing the right mentor and following a system that works no questions asked!
As the media continue to push down our necks all the negative garbage that is happening in the property arena, and you see more and more property developers not doing well, you must obviously ask the question, why are they doing so bad? What did they do wrong? The fundamental question to your answer is in the above! If they had done their market research and if they had been vigilant, there would not be so many of them in the predicament they are in now. Eg Florida, their research would have told them that ‘units’ (residential dwellings) were starting to stock pile and developments would have been put on hold. New markets analysed and a lot of money saved! Remember, after expansion always comes recession, and after recession always comes expansion and this will not change! So you ask the question, how then do I know when the change between recession and expansion will start? DO YOUR MARKET RESEARCH HOW I SHOW YOU AND YOU WILL KNOW. You will be ahead of the game!
If you wish to learn the step by step processes involved in all areas of property development, from residential, commercial to land subdivision, visit the website of the only BILLION DOLLAR property developer who mentors on the web, where you will be able to obtain the required information to truely be successful in this business. If you are passionate about real estate development, or learning real estate development, this site is a must. Visit the blog for great info and link to the site from there, visit the link below. A true leader always wants to give back, and that is what you have here. A billion dollar developer who is whiling to share his knowledge with you. These products are true blue prints to success in all forms of property development, from residential to commercial to land subdivision. Visit the link
As a professional developer, you will be doing this at the most fundamental level as it is essential to your success in this business! You will learn about and become very familiar with Qualitative, Quantitative research and market analysis.
You must determine the different locations in your town/city eg ‘richville’, ‘poorsville’, ‘mediocresville’ and so on. You see what I am getting at? This is the start of your market segmentation! Can you put boundaries on this information? What about boundaries on the areas you wish to start your development career in? Do you know how much you should be buying land for in your patch, not an estimate, exact figures? You need to, this is what I will show you how to do. This is what Real Estate Development Market Research is all about! So basically what I am getting at here is, you need to know the exact price you should be buying your land at!!!!! Not a guess price because Mrs Jones told you that Bob down the road sold for $X so that block your looking at is on the corner so you would have to pay at least $X more! Stuff that is tangible, and also not stuff you have bought from an online real estate marketing site that gives you prices of the latest sales in the area, or what they claim to be the latest sales, that is the problem, because we talk about ‘real time’ market research and in this game that is the ONLY thing that counts. Developers who rely on this information are off the mark and have missed the boat. Markets change and to obtain research that is 3,6, 9 or 12 months old is exactly that, OLD! You need yesterdays prices and todays prices, I hear you asking how do I get that? Through learning the right way! How do I learn the right way? By learning from someone who has done it over and over again successfully, by choosing the right mentor and following a system that works no questions asked!
As the media continue to push down our necks all the negative garbage that is happening in the property arena, and you see more and more property developers not doing well, you must obviously ask the question, why are they doing so bad? What did they do wrong? The fundamental question to your answer is in the above! If they had done their market research and if they had been vigilant, there would not be so many of them in the predicament they are in now. Eg Florida, their research would have told them that ‘units’ (residential dwellings) were starting to stock pile and developments would have been put on hold. New markets analysed and a lot of money saved! Remember, after expansion always comes recession, and after recession always comes expansion and this will not change! So you ask the question, how then do I know when the change between recession and expansion will start? DO YOUR MARKET RESEARCH HOW I SHOW YOU AND YOU WILL KNOW. You will be ahead of the game!
If you wish to learn the step by step processes involved in all areas of property development, from residential, commercial to land subdivision, visit the website of the only BILLION DOLLAR property developer who mentors on the web, where you will be able to obtain the required information to truely be successful in this business. If you are passionate about real estate development, or learning real estate development, this site is a must. Visit the blog for great info and link to the site from there, visit the link below. A true leader always wants to give back, and that is what you have here. A billion dollar developer who is whiling to share his knowledge with you. These products are true blue prints to success in all forms of property development, from residential to commercial to land subdivision. Visit the link
Thursday, July 10, 2008
Real Estate Development Financing in the Real World!
Colm Dillon writes, explains and teaches about the mind set needed in real estate development.
In another article on real estate development financing. The Real Estate Development Coach talks about the difference between your current knowledge of real estate financing for buying property as an investment and just touched on real estate development financing.
Now For A Bit More Depth!
In development financing you are not just applying to buy land, you are requesting finance to purchase the land, as well as all the construction and development costs of the whole project.
Beginners in the development business always seem to buy the land first. It's seems logical to them (their first mistake) and then use traditional mortgage financing to settle the purchase (the second mistake). Not a good way to start of a development career. When in fact they should dbe following an entirely different path.
What's Development "Really" All About?
Development of land is all about the site's capacity. Colm Dillon likes to use the analogy of the farmer. A farmer talks about his land yielding so many tons per acre.
Well, a developer talks about the same thing, only s/he want to know how many units/apartments/condos/flats they can put on their land.
There is a process in real estate development financing you have to follow to determine how many units/apartments/condos/flats you can grow on your land, which is what Colm teaches. And that process finally allows you to determine if you have a financially viable development.
Trained developers can do all this investigation work with minimal cost and time and then proceed to lodging a Development Application, so that they know, before committing to buying the land, that their development will be allowed to be constructed by the local authority.
In addition trained developers know about how real estate development financing works and how they should go about getting it ... again before committing to buying the land.
So you see there is a lot more to the development business than at first appears. Colm likes to teach people How To Do It The Right Way The First Time which is how he was taught $1.2 Billion worth of developments ago.
OK, Back To Real Estate Development Financing
It might be a good idea to also read about the (how finance institutions work in an upcoming article) so you can get a better handle on what is being taught to you here.
Real estate development financing is carried out by a wide range of financial institutions, (lenders) but as Colm explains elsewhere they have a wide range of finance products to sell.
You must understand that lenders are like supermarkets for money, only each product or range of money products, has a different sales person, with sales and profit targets.
So if you walk in to a lender's office and start talking about buying land and as you are new to the development business, you don't emphasize the development aspect of your plans, you will be sold the wrong finance product ... very costly in both time and money.
The next thing to realize is that the "worst" thing you can do is think that because you know someone who works in the lender's office ... yes, that includes the Bank Manager, you'll be looked after in some special way.
You won't
When it comes to 'lending money' all people who work for a lender are functionaries and information gatherers ... that's it. So forget your "special relationship" - you don't have one.
To a lender you are a CRA (SORRY; but true) that's a Credit Risk Assessment and they can determine that by the flick of a switch online.
All decisions on lending are made by a centralized Credit Department, so you friend Bill or Joan at the bank, no matter how willing they are to help you, are powerless to influence a lending decision.
Remember as Colm said elsewhere that lenders (like you) hate 'risk.' Well many years ago they believed that leaving lending decisions at the branch level was to much of a risk, due to those personal relationships. Hence the CENTRALIZED CREDIT DEPARTMENT, OK?
So What Does Colm Do?
First of all, before you start buying land, you invest some time and money in learning the business so you don't make a large number of fundamental mistakes by starting off on the wrong foot.
Understand that an approach to a financial institution for real estate development financing is a planned, organized event, with you in charge of the Agenda.
There is no 'guess work' here - you have put in time and money to get to this stage.
You not only know the correct department to deal with, you know their lending policies (in detail) you know the person who will handle your application and Numero Uno your application is professionally prepared by you so that real estate development financing is prepared based on the individual lenders' current policies.
Colm's Development Finance Application format gives each lender the exact amount of information they require to make a prompt decision and nothing more.
If you saw what some people submit to a lender seeking finance, you would run and hide you face in shame.
So when you application is lodged for real estate development financing you want:
* Your application to be clear and concise
* No questions asked by the lender due to lack of, or incorrect information
* No delays
* A quick Yes; Your Application Is Approved
For access to the only BILLION DOLLAR property developer's products on the web visit the link. A true leader always wants to give back, and that is what you have here. A billion dollar developer who is whiling to share his knowledge with you. These products are true blue prints to success in all forms of property development, from residential to commercial to land subdivision. You will not be told how to do it, you will be shown how to do it! Visit the link.
In another article on real estate development financing. The Real Estate Development Coach talks about the difference between your current knowledge of real estate financing for buying property as an investment and just touched on real estate development financing.
Now For A Bit More Depth!
In development financing you are not just applying to buy land, you are requesting finance to purchase the land, as well as all the construction and development costs of the whole project.
Beginners in the development business always seem to buy the land first. It's seems logical to them (their first mistake) and then use traditional mortgage financing to settle the purchase (the second mistake). Not a good way to start of a development career. When in fact they should dbe following an entirely different path.
What's Development "Really" All About?
Development of land is all about the site's capacity. Colm Dillon likes to use the analogy of the farmer. A farmer talks about his land yielding so many tons per acre.
Well, a developer talks about the same thing, only s/he want to know how many units/apartments/condos/flats they can put on their land.
There is a process in real estate development financing you have to follow to determine how many units/apartments/condos/flats you can grow on your land, which is what Colm teaches. And that process finally allows you to determine if you have a financially viable development.
Trained developers can do all this investigation work with minimal cost and time and then proceed to lodging a Development Application, so that they know, before committing to buying the land, that their development will be allowed to be constructed by the local authority.
In addition trained developers know about how real estate development financing works and how they should go about getting it ... again before committing to buying the land.
So you see there is a lot more to the development business than at first appears. Colm likes to teach people How To Do It The Right Way The First Time which is how he was taught $1.2 Billion worth of developments ago.
OK, Back To Real Estate Development Financing
It might be a good idea to also read about the (how finance institutions work in an upcoming article) so you can get a better handle on what is being taught to you here.
Real estate development financing is carried out by a wide range of financial institutions, (lenders) but as Colm explains elsewhere they have a wide range of finance products to sell.
You must understand that lenders are like supermarkets for money, only each product or range of money products, has a different sales person, with sales and profit targets.
So if you walk in to a lender's office and start talking about buying land and as you are new to the development business, you don't emphasize the development aspect of your plans, you will be sold the wrong finance product ... very costly in both time and money.
The next thing to realize is that the "worst" thing you can do is think that because you know someone who works in the lender's office ... yes, that includes the Bank Manager, you'll be looked after in some special way.
You won't
When it comes to 'lending money' all people who work for a lender are functionaries and information gatherers ... that's it. So forget your "special relationship" - you don't have one.
To a lender you are a CRA (SORRY; but true) that's a Credit Risk Assessment and they can determine that by the flick of a switch online.
All decisions on lending are made by a centralized Credit Department, so you friend Bill or Joan at the bank, no matter how willing they are to help you, are powerless to influence a lending decision.
Remember as Colm said elsewhere that lenders (like you) hate 'risk.' Well many years ago they believed that leaving lending decisions at the branch level was to much of a risk, due to those personal relationships. Hence the CENTRALIZED CREDIT DEPARTMENT, OK?
So What Does Colm Do?
First of all, before you start buying land, you invest some time and money in learning the business so you don't make a large number of fundamental mistakes by starting off on the wrong foot.
Understand that an approach to a financial institution for real estate development financing is a planned, organized event, with you in charge of the Agenda.
There is no 'guess work' here - you have put in time and money to get to this stage.
You not only know the correct department to deal with, you know their lending policies (in detail) you know the person who will handle your application and Numero Uno your application is professionally prepared by you so that real estate development financing is prepared based on the individual lenders' current policies.
Colm's Development Finance Application format gives each lender the exact amount of information they require to make a prompt decision and nothing more.
If you saw what some people submit to a lender seeking finance, you would run and hide you face in shame.
So when you application is lodged for real estate development financing you want:
* Your application to be clear and concise
* No questions asked by the lender due to lack of, or incorrect information
* No delays
* A quick Yes; Your Application Is Approved
For access to the only BILLION DOLLAR property developer's products on the web visit the link. A true leader always wants to give back, and that is what you have here. A billion dollar developer who is whiling to share his knowledge with you. These products are true blue prints to success in all forms of property development, from residential to commercial to land subdivision. You will not be told how to do it, you will be shown how to do it! Visit the link.
Residential Real Estate Development. Market Research! Amateurs Guess; Professionals Market Research
Residential Real Estate Development
Market Research
Amateurs Guess; Professionals Market Research.
As taught and written by Colm Dillon, "this is your "Numero Uno" topic. From this information all your future activity flows. Did I see your eyes glaze over at the mention of this kind of work?
Did your brain leap to your check book with the thought, "but I'm only starting, I can't afford to start buying expensive reports that the professionals use."
Hold it ... let's just back up a minute. I'm not going to ask you to spend a dollar. I am however going to ask you to use some gas in your car ... and maybe some shoe leather and if you can't afford that, you're getting into the wrong game.
So researching the market sector you intend working is not only essential, it is fundamental to successful real estate development.
Professional developers use market research and market analysis as their means of reducing risk. Qualitative market research; quantitative market research and market analyses are terms and activities that you are going to become very familiar with during your real estate development career.
Let's take your city of town as an example. Could you tell me right now where 'millionaire's row' is located? Could you tell me where the poorest residential values are located? Could you name the suburbs?
Excellent, you have just begun the 'market segmentation' of your city.
OK, could you tell me the location and boundaries of that part of your city where properties sell now at prices that you aim to target with your first development?
Do you know 'exactly' what price you can buy land at in that part of your city? The trick word is 'exactly,' because as professional developers, we don't guess, do we?
So what is real estate development market research, in terms you and I can use in a practical sense? We need to know the suburb where we can easily and successfully sell our unit (I call all residential living accommodation a 'unit.')
Logically that means we need to know 'for certain' the cost of land in that area; the zoning of the land we intend to acquire; the sales prices currently being achieved for the kind of unit we will develop.
I could go on about this subject and indeed I have in my residential real estate development instruction course. This brief introduction is to give you a taste of the kind of work we undertake to achieve the creation of a financially successful development.
I also teach you how to prepare schedules with figures that are meaningful. This market research tells you what to pay for land; how to arrive at sales prices for your units and it is all arrived at with no dollars flowing out of your pocket.
The driving force behind the market research methods I teach you to use is your desire to create new real estate developments. I must say that seeing your completed development is really very special and personally satisfying.
This is the other side of the 'making money or 'becoming wealthy' from real estate development that developers don't talk about very much.
To this day I consider all the building I helped create as MINE, even though they were sold many years ago. Forget the size of my developments, because the feeling is the same irrespective of the dollar value.
Even my children (now young men and women) know every one of Dad's developments. They would sing out in chorus, if we drove past one of my developments on the way to some other location, "That's one of Dads."
I had better not wax too lyrical on this topic or you'll think I am loosing it, but I gotta tell you, it's a great feeling knowing you have created something that will be part of your city for a long time to come.
It's like an extra bonus on top of the profit"
For access to the only BILLION DOLLAR property developer's products on the web visit the link. A true leader always wants to give back, and that is what you have here. A billion dollar developer who is whiling to share his knowledge with you. These products are true blue prints to success in all forms of property development, from residential to commercial to land subdivision. You will not be told how to do it, you will be shown how to do it! Visit the link
Market Research
Amateurs Guess; Professionals Market Research.
As taught and written by Colm Dillon, "this is your "Numero Uno" topic. From this information all your future activity flows. Did I see your eyes glaze over at the mention of this kind of work?
Did your brain leap to your check book with the thought, "but I'm only starting, I can't afford to start buying expensive reports that the professionals use."
Hold it ... let's just back up a minute. I'm not going to ask you to spend a dollar. I am however going to ask you to use some gas in your car ... and maybe some shoe leather and if you can't afford that, you're getting into the wrong game.
So researching the market sector you intend working is not only essential, it is fundamental to successful real estate development.
Professional developers use market research and market analysis as their means of reducing risk. Qualitative market research; quantitative market research and market analyses are terms and activities that you are going to become very familiar with during your real estate development career.
Let's take your city of town as an example. Could you tell me right now where 'millionaire's row' is located? Could you tell me where the poorest residential values are located? Could you name the suburbs?
Excellent, you have just begun the 'market segmentation' of your city.
OK, could you tell me the location and boundaries of that part of your city where properties sell now at prices that you aim to target with your first development?
Do you know 'exactly' what price you can buy land at in that part of your city? The trick word is 'exactly,' because as professional developers, we don't guess, do we?
So what is real estate development market research, in terms you and I can use in a practical sense? We need to know the suburb where we can easily and successfully sell our unit (I call all residential living accommodation a 'unit.')
Logically that means we need to know 'for certain' the cost of land in that area; the zoning of the land we intend to acquire; the sales prices currently being achieved for the kind of unit we will develop.
I could go on about this subject and indeed I have in my residential real estate development instruction course. This brief introduction is to give you a taste of the kind of work we undertake to achieve the creation of a financially successful development.
I also teach you how to prepare schedules with figures that are meaningful. This market research tells you what to pay for land; how to arrive at sales prices for your units and it is all arrived at with no dollars flowing out of your pocket.
The driving force behind the market research methods I teach you to use is your desire to create new real estate developments. I must say that seeing your completed development is really very special and personally satisfying.
This is the other side of the 'making money or 'becoming wealthy' from real estate development that developers don't talk about very much.
To this day I consider all the building I helped create as MINE, even though they were sold many years ago. Forget the size of my developments, because the feeling is the same irrespective of the dollar value.
Even my children (now young men and women) know every one of Dad's developments. They would sing out in chorus, if we drove past one of my developments on the way to some other location, "That's one of Dads."
I had better not wax too lyrical on this topic or you'll think I am loosing it, but I gotta tell you, it's a great feeling knowing you have created something that will be part of your city for a long time to come.
It's like an extra bonus on top of the profit"
For access to the only BILLION DOLLAR property developer's products on the web visit the link. A true leader always wants to give back, and that is what you have here. A billion dollar developer who is whiling to share his knowledge with you. These products are true blue prints to success in all forms of property development, from residential to commercial to land subdivision. You will not be told how to do it, you will be shown how to do it! Visit the link
Real Estate Development Feasibility Study. How To Do One the Right Way the First Time Every Time!
Taught, written and discused by Colm Dillon in all his books. Read below!
Without completing a feasibility study you will not be able to apply to a Lender for development finance - that makes it pretty important.
There are two sides: The Cost Side & The Income Side.
First It's The Cost Side.
Having told you that a feasibility study is vital when applying for finance, it is however, just another cog in the wheel of the property development process.
To help you come to grips with the term, feasibility study, it might help you if I call it a, Financial Analysis, of all the costs and income revenue that tell you if your development will produce a profit.
Where To Start?
When you are at the very beginning of preparing a feasibility study - I mean when you are just thinking about buying the land on which you propose to develop a building, your initial cost figures are liable to be a bit 'rubbery.'
They're general - they are not exact and can't be exact, because all you know at the beginning is the 'asking price of the land.'
Hopefully the land cost will be less than the asking price after you complete the buying negotiation. Can you see that there is going to be a difference in just that first item of the feasibility study - land cost? learn more?
OK - if you accept that, you'll also accept that the associated land costs will also vary. Items like conveyance costs, legal charges, stamp duty, adjustment of utility charges and other costs.
That should demonstrate to you that a feasibility study goes through several stages.
The first stage uses figures that are the 'best' figures you have available at the time. The last stage is when all your cost figures are firm and final.
But as you are only at the stage of deciding to buy the land or not, you figures are "general and loaded with safety" - in dollar terms.
Let's be clear about what I mean here. For the land cost you would use the full asking price and all the associated costs, at full calculation for your initial entry in the feasibility study. Then if you negotiated a lower price you are safe.
If you first feasibility study shows a satisfactory profit return for the risk of doing the development, you will proceed and gain legal control of the land.
Well, to gain control, you must have concluded a negotiation on the land sale price - so you have now "firmed up" on one of the cost items. Hopefully it is lower than, or the same as the figure you allowed in the feasibility study.
In the first feasibility study you will allowed a figure for the fees of the design consultants.
People like the architect, the engineer and so on. Well now you have to engage them to create the initial design for you and again this is a negotiation that will either be within your feasibility study allowance or not.
The next major item in your feasibility study will be the constructions cost.
If your development comprises ten town homes, that are aimed at the luxury end of the owner occupier market, your market knowledge may tell you that you should allow $180,000 per to town home or $1.8 million to build all ten.
Your design team will have to design well within those cost parameters and after the initial design is complete in preliminary format, you will need to get a few master builders to give you a price.
If you are well within the $1.8 million, then you may decide to leave the $1.8 million figure in your feasibility study. This would be smart if the buider's figure was say, $1.7 million.
The extra $100,000 acts as a safety buffer as you are only pricing off non-detailed preliminary design plans.
Now let's say it's your intention to sell all these town homes at a profit, so you have allowed some marketing costs to cover sales commissions, brochure printing etc. in your feasibility study.
At this stage the biggest figure is the sales commission and so you have been out talking to agents and so you have a good idea that your figures are OK.
At this stage we have wrapped up all of the "major" costs except the finance costs or interest on you borrowed development finance.
By now, hopefully you will have bought my e-book, and know how to go about seeking development finance the correct way and not the dumb way.
So you will not only know the best interest rate, but more importantly, have the correct type of loan and on the correct "terms" - you know the small print stuff.
At this stage everyone I teach wants to buy a software program so that they can get all the calculations done "easy like."
Well I have a problem with that - I know, and believe, that for you to get to know your development intimately, you have to go to the trouble of doing the feasibility study figures manually - it is only adding, subtracting and multiplying some figures.
It is not difficult and the benefit is that you get to "know" the importance and interplay of each figure on the end result, being profitability.
So a simple spread sheet broken up into months on an XL is all you need.
In month one you buy the land for $286,500 and associated costs of say, $21,700 so you enter a figure of $310 ($308,200 rounded up to $310,000 - you have added a bit of safety in this one item)
Note: never use the full figure allways round up and take off the last three zeros - so $310,000 becomes $310l; $3,500 becomed $3.5 and $800 becomes $8. This makes it easier to read and creates less mistakes.
You then spread the design costs across the page to reflect the negotiated deal you did with the designers.
Then the construction costs - marketing costs and so on. You can divide these individual costs up into a many smaller items as you wish.
But the real thing you are doing is setting out your best estimate of the flow of cash that is required from the Lender and also from your own equity funds - the Cost Cash Flow.
Once you have these figures spread across the page you add then vertically for a total monthly figure - and also horizontally for each item total.
Hopefully the big development cost total in the bottom right hand box is equal to the vertical and horizontal totals.
It is - great; go to the top of the class.
Earlier I mentioned that you will have concluded the terms of your development loan.
Well, let's say that the Lender has agreed to lend you 80% of your costs. This means you have to provide 20% from your own capital resources.
Having got the monthly totals you can now calculate 80% of each figure, because this is the amount on which you will pay interest.
It is these figures that you now calculate interest on each monthly cash flow and arrive at a total cost of the finance for your development.
You now add the total interest figure to the Cost Total and arrive at what we call the Total Capital Cost of your development.
There are a total of about 44 item headings that make up the Cost Side of a Feasibility Study.
Now Let's Discuss The Income Side
Without the Sales Income, All You've Done Is Spend Money, And Anyone Can Do That.
So that we are clear in what I am going to define for you, let me say that there are two forms of Income.
We shall be dealing with Sales Income, in this article, which in our case will consist of large amounts of money being received as a developer in exchange for the property units we have created.
The other form of income is Rental Income and will be addressed at another time when I write an E-book on Commercial Development.
Sales Income
Because of the make up of our feasibility sheet, there will be no deductions from out Gross Sales Income, because we have allowed for those costs on the Cost Side.
Items such as sales commissions for sales agents and various marketing costs have already been allowed for previously.
Now I have seen some formats of feasibility study, which deducts marketing costs from the Gross Sales Income to produce a Net Sales Income.
It achieves nothing - all costs are costs and they should be put on the cost side of the ledger, which is what I do and have always done.
When Can You Get Your Hands On The Sales Income.
Getting the sales income into your account is very important, yet many people never ask the question as to what the procedure is "exactly" in their neck of the woods.
Get to your Conveyance Expert and have them give you a schedule of events "with an estimate of time for each stage."
This information is important in preparing your cash flow feasibility study format, as it results in reducing your interest cost.
So by knowing this information at the beginning of a project, you are adding a little bit of "certainty" to the early stages of your feasibility study.
Let me give you an example:
At the end of the construction phase the builder moves off site, there are a whole range of things that have to occur, any or all of which can delay, settlement taking place and so delay you getting the Sales Income.
Some of these things are:
" Architect's inspection of the entire project.
" Architect preparing a Defects List.
" Builder calling back subcontractors to correct defects.
" Architect's final inspection.
" Architect issues Completion Certificate
" Surveyor (engineers in some countries) does final measurement of the individual residential accommodation units and compares to Unit Plan that is included in the Sales Contract.
" Preparation of the Final Unit Plan (as used by conveyance office) for settlement.
" Lodgment of the Unit Plan with the Titles Office.
" Registered Title Issued by the Titles Office.
Can you see that any delay in these items will impact on the settlement date and also on your interest calculation?
Body Corporate / Management Plan
It is hard to keep up with all the different names that are used around the world for the Legal Entity that runs the complex of units you have developed, however your legal advisor will let you know.
Just as out Towns, Cities and States need Rules & Regulations for all its citizens to live in harmony, so too does a small complex of units, condos, apartment etc.
What ever it is called in your part of the world, is necessary for you to engage a legal advisor to prepare one for you, which will include the preparation of a Budget to which you, as the developer, will have to pay in a certain amount of money.
The reason I am giving this brief explanation on Body Corporate / Management Plans is because at Settlement you will get back some of the money you put in to get the Budget off the ground.
In addition you will have paid the Local Council, Utility etc other amounts of money that cover a set period of time. Once again you will get some of this money back at Settlement. They are generally referred to as "Adjustments at Settlement."
So What's Next?
Remember I told you earlier about the Unit Plan that was lodged with the Titles Office, well has it issued yet? Phew - we just got it today - great!
Now your conveyance expert has to let the Buyers' representative know in writing that you are ready to settle.
In addition the buyers have to let their individual Finance Lenders know to have the Mortgage Documents completed on time and finally a date has to be agreed on which all these differing parties can meet and settle.
Now I don't want you to be concerned about all this stuff, but I do want you to know about it, so that you can understand and manage (yourself) and others who have to do all this work for you. Blowing your Top (blood pressure up) achieves nothing.
But understanding, on your part, achieves a great deal. Blowing your top, when you haven't taken the trouble to find out, makes you look foolish and unprofessional, to the professionals you have engaged to do the work for you.
So Do I Get The Money Now Or Is There More?
Well, the Lender Gets the money actually - yep, the lender gets his Capital Debt and Interest paid off first. And when there is no debt, all the rest is yours. That is, your equity is returned to your account and that lovely Profit, you worked so hard to get.
For access to the only BILLION DOLLAR property developer's products on the web visit the link below. A true leader always wants to give back, and that is what you have here. A billion dollar developer who is whiling to share his knowledge with you. These products are true blue prints to success in all forms of property development, from residential to commercial to land subdivision. You will not be told how to do it, you will be shown how to do it! Visit the link
Without completing a feasibility study you will not be able to apply to a Lender for development finance - that makes it pretty important.
There are two sides: The Cost Side & The Income Side.
First It's The Cost Side.
Having told you that a feasibility study is vital when applying for finance, it is however, just another cog in the wheel of the property development process.
To help you come to grips with the term, feasibility study, it might help you if I call it a, Financial Analysis, of all the costs and income revenue that tell you if your development will produce a profit.
Where To Start?
When you are at the very beginning of preparing a feasibility study - I mean when you are just thinking about buying the land on which you propose to develop a building, your initial cost figures are liable to be a bit 'rubbery.'
They're general - they are not exact and can't be exact, because all you know at the beginning is the 'asking price of the land.'
Hopefully the land cost will be less than the asking price after you complete the buying negotiation. Can you see that there is going to be a difference in just that first item of the feasibility study - land cost? learn more?
OK - if you accept that, you'll also accept that the associated land costs will also vary. Items like conveyance costs, legal charges, stamp duty, adjustment of utility charges and other costs.
That should demonstrate to you that a feasibility study goes through several stages.
The first stage uses figures that are the 'best' figures you have available at the time. The last stage is when all your cost figures are firm and final.
But as you are only at the stage of deciding to buy the land or not, you figures are "general and loaded with safety" - in dollar terms.
Let's be clear about what I mean here. For the land cost you would use the full asking price and all the associated costs, at full calculation for your initial entry in the feasibility study. Then if you negotiated a lower price you are safe.
If you first feasibility study shows a satisfactory profit return for the risk of doing the development, you will proceed and gain legal control of the land.
Well, to gain control, you must have concluded a negotiation on the land sale price - so you have now "firmed up" on one of the cost items. Hopefully it is lower than, or the same as the figure you allowed in the feasibility study.
In the first feasibility study you will allowed a figure for the fees of the design consultants.
People like the architect, the engineer and so on. Well now you have to engage them to create the initial design for you and again this is a negotiation that will either be within your feasibility study allowance or not.
The next major item in your feasibility study will be the constructions cost.
If your development comprises ten town homes, that are aimed at the luxury end of the owner occupier market, your market knowledge may tell you that you should allow $180,000 per to town home or $1.8 million to build all ten.
Your design team will have to design well within those cost parameters and after the initial design is complete in preliminary format, you will need to get a few master builders to give you a price.
If you are well within the $1.8 million, then you may decide to leave the $1.8 million figure in your feasibility study. This would be smart if the buider's figure was say, $1.7 million.
The extra $100,000 acts as a safety buffer as you are only pricing off non-detailed preliminary design plans.
Now let's say it's your intention to sell all these town homes at a profit, so you have allowed some marketing costs to cover sales commissions, brochure printing etc. in your feasibility study.
At this stage the biggest figure is the sales commission and so you have been out talking to agents and so you have a good idea that your figures are OK.
At this stage we have wrapped up all of the "major" costs except the finance costs or interest on you borrowed development finance.
By now, hopefully you will have bought my e-book, and know how to go about seeking development finance the correct way and not the dumb way.
So you will not only know the best interest rate, but more importantly, have the correct type of loan and on the correct "terms" - you know the small print stuff.
At this stage everyone I teach wants to buy a software program so that they can get all the calculations done "easy like."
Well I have a problem with that - I know, and believe, that for you to get to know your development intimately, you have to go to the trouble of doing the feasibility study figures manually - it is only adding, subtracting and multiplying some figures.
It is not difficult and the benefit is that you get to "know" the importance and interplay of each figure on the end result, being profitability.
So a simple spread sheet broken up into months on an XL is all you need.
In month one you buy the land for $286,500 and associated costs of say, $21,700 so you enter a figure of $310 ($308,200 rounded up to $310,000 - you have added a bit of safety in this one item)
Note: never use the full figure allways round up and take off the last three zeros - so $310,000 becomes $310l; $3,500 becomed $3.5 and $800 becomes $8. This makes it easier to read and creates less mistakes.
You then spread the design costs across the page to reflect the negotiated deal you did with the designers.
Then the construction costs - marketing costs and so on. You can divide these individual costs up into a many smaller items as you wish.
But the real thing you are doing is setting out your best estimate of the flow of cash that is required from the Lender and also from your own equity funds - the Cost Cash Flow.
Once you have these figures spread across the page you add then vertically for a total monthly figure - and also horizontally for each item total.
Hopefully the big development cost total in the bottom right hand box is equal to the vertical and horizontal totals.
It is - great; go to the top of the class.
Earlier I mentioned that you will have concluded the terms of your development loan.
Well, let's say that the Lender has agreed to lend you 80% of your costs. This means you have to provide 20% from your own capital resources.
Having got the monthly totals you can now calculate 80% of each figure, because this is the amount on which you will pay interest.
It is these figures that you now calculate interest on each monthly cash flow and arrive at a total cost of the finance for your development.
You now add the total interest figure to the Cost Total and arrive at what we call the Total Capital Cost of your development.
There are a total of about 44 item headings that make up the Cost Side of a Feasibility Study.
Now Let's Discuss The Income Side
Without the Sales Income, All You've Done Is Spend Money, And Anyone Can Do That.
So that we are clear in what I am going to define for you, let me say that there are two forms of Income.
We shall be dealing with Sales Income, in this article, which in our case will consist of large amounts of money being received as a developer in exchange for the property units we have created.
The other form of income is Rental Income and will be addressed at another time when I write an E-book on Commercial Development.
Sales Income
Because of the make up of our feasibility sheet, there will be no deductions from out Gross Sales Income, because we have allowed for those costs on the Cost Side.
Items such as sales commissions for sales agents and various marketing costs have already been allowed for previously.
Now I have seen some formats of feasibility study, which deducts marketing costs from the Gross Sales Income to produce a Net Sales Income.
It achieves nothing - all costs are costs and they should be put on the cost side of the ledger, which is what I do and have always done.
When Can You Get Your Hands On The Sales Income.
Getting the sales income into your account is very important, yet many people never ask the question as to what the procedure is "exactly" in their neck of the woods.
Get to your Conveyance Expert and have them give you a schedule of events "with an estimate of time for each stage."
This information is important in preparing your cash flow feasibility study format, as it results in reducing your interest cost.
So by knowing this information at the beginning of a project, you are adding a little bit of "certainty" to the early stages of your feasibility study.
Let me give you an example:
At the end of the construction phase the builder moves off site, there are a whole range of things that have to occur, any or all of which can delay, settlement taking place and so delay you getting the Sales Income.
Some of these things are:
" Architect's inspection of the entire project.
" Architect preparing a Defects List.
" Builder calling back subcontractors to correct defects.
" Architect's final inspection.
" Architect issues Completion Certificate
" Surveyor (engineers in some countries) does final measurement of the individual residential accommodation units and compares to Unit Plan that is included in the Sales Contract.
" Preparation of the Final Unit Plan (as used by conveyance office) for settlement.
" Lodgment of the Unit Plan with the Titles Office.
" Registered Title Issued by the Titles Office.
Can you see that any delay in these items will impact on the settlement date and also on your interest calculation?
Body Corporate / Management Plan
It is hard to keep up with all the different names that are used around the world for the Legal Entity that runs the complex of units you have developed, however your legal advisor will let you know.
Just as out Towns, Cities and States need Rules & Regulations for all its citizens to live in harmony, so too does a small complex of units, condos, apartment etc.
What ever it is called in your part of the world, is necessary for you to engage a legal advisor to prepare one for you, which will include the preparation of a Budget to which you, as the developer, will have to pay in a certain amount of money.
The reason I am giving this brief explanation on Body Corporate / Management Plans is because at Settlement you will get back some of the money you put in to get the Budget off the ground.
In addition you will have paid the Local Council, Utility etc other amounts of money that cover a set period of time. Once again you will get some of this money back at Settlement. They are generally referred to as "Adjustments at Settlement."
So What's Next?
Remember I told you earlier about the Unit Plan that was lodged with the Titles Office, well has it issued yet? Phew - we just got it today - great!
Now your conveyance expert has to let the Buyers' representative know in writing that you are ready to settle.
In addition the buyers have to let their individual Finance Lenders know to have the Mortgage Documents completed on time and finally a date has to be agreed on which all these differing parties can meet and settle.
Now I don't want you to be concerned about all this stuff, but I do want you to know about it, so that you can understand and manage (yourself) and others who have to do all this work for you. Blowing your Top (blood pressure up) achieves nothing.
But understanding, on your part, achieves a great deal. Blowing your top, when you haven't taken the trouble to find out, makes you look foolish and unprofessional, to the professionals you have engaged to do the work for you.
So Do I Get The Money Now Or Is There More?
Well, the Lender Gets the money actually - yep, the lender gets his Capital Debt and Interest paid off first. And when there is no debt, all the rest is yours. That is, your equity is returned to your account and that lovely Profit, you worked so hard to get.
For access to the only BILLION DOLLAR property developer's products on the web visit the link below. A true leader always wants to give back, and that is what you have here. A billion dollar developer who is whiling to share his knowledge with you. These products are true blue prints to success in all forms of property development, from residential to commercial to land subdivision. You will not be told how to do it, you will be shown how to do it! Visit the link
Tuesday, July 8, 2008
Real Estate Development Team - Create It! Part 3
This is the 3rd in the series of articles on Creating Your Real Estate Development Team. Understanding the core team behind a successful property development it crucial to your success in this industry. The next several issues will inform you the reader about who your team is and what you need to understand before you even think about starting to develop property! But before I start, you must also realise that there is a successful method to developing property and a non successful way. The successful way will provide you with the maximum profit and provide you with a winning team that will want to work with you again and again. If you would like to do this click here! With out you, no one gets paid. Remember that fact! So what my aim is here is to give you the fundamentals to what is required to build this team and the first steps are to understand your team members and give them respect! In the first issue we began with the key person in your development team, The Architect, the second issue, the Structural Engineer, and now the Civil Engineer. When you think of Engineers, think 'Land' for Civil and 'think Up in the air' for Structural.
There primary role for you the property developer will be for your land subdivision! They are the main people in this area who you deal with. If you have problems, you talk to the Civil Engineer. You will not even need or have an Architect in this area of Property development. Again, it is important to know what they do, but you do not need to know how to do it. This can be problem for some who want to know everything about everything. Don't waste your time, and don't waste the professionals time by trying to know exactly what they are doing!
Here is a description of what they do! Although this is important, the most important thing you must learn is to be know how to deal with them and what you do and don't need to know to work constructively with them.
Civil engineers are, first and foremost, the creators of our environment: delivering our buildings and bridges, roads and tunnels, airports and harbours. They apply their talents to provide effective solutions to human needs: places to live, work and play, facilities for the provision of clean water, power, and the means of travel. Civil engineers are primarily employed by engineering consulting companies, government departments, local government authorities and private construction firms. Many are self-employed as consultants or construction contractors, while others may choose to work as university lecturers. Civil engineers are also employed by national, local, and state governments. Most cities and counties have engineering departments staffed largely by civil engineers.
Civil engineers are employed in all levels of government, in consulting and contracting firms, and in the supply industries and these all directly or indirectly relate to your development in one way or another. They are not only in positions that require wide technical knowledge, but they can often have high levels of managerial and administrative responsibility. Civil engineers are engaged in addressing two fundamental questions. First, how do we protect our society and its infrastructure from the impacts of the natural environment? Civil engineers are employed by engineering consulting companies, municipal and other levels of government, and in many other industries, or they may be self-employed.
As with all the other members in your team, you want the best! So the same story applies. Interview, obtain references, check previous works and previous clients. Do the leg work and do the research and you will be successful!
If you want to learn more and obtain very detailed information about how to create your own real estate development team, access the only BILLION DOLLAR property developer's products on the web, click here! A true leader always wants to give back, and that is what you have here. A billion dollar developer who is whiling to share his knowledge with you. These products are true blue prints to success in all forms of property development, from residential to commercial to land subdivision. You will not be told how to do it, you will be shown how to do it!
There primary role for you the property developer will be for your land subdivision! They are the main people in this area who you deal with. If you have problems, you talk to the Civil Engineer. You will not even need or have an Architect in this area of Property development. Again, it is important to know what they do, but you do not need to know how to do it. This can be problem for some who want to know everything about everything. Don't waste your time, and don't waste the professionals time by trying to know exactly what they are doing!
Here is a description of what they do! Although this is important, the most important thing you must learn is to be know how to deal with them and what you do and don't need to know to work constructively with them.
Civil engineers are, first and foremost, the creators of our environment: delivering our buildings and bridges, roads and tunnels, airports and harbours. They apply their talents to provide effective solutions to human needs: places to live, work and play, facilities for the provision of clean water, power, and the means of travel. Civil engineers are primarily employed by engineering consulting companies, government departments, local government authorities and private construction firms. Many are self-employed as consultants or construction contractors, while others may choose to work as university lecturers. Civil engineers are also employed by national, local, and state governments. Most cities and counties have engineering departments staffed largely by civil engineers.
Civil engineers are employed in all levels of government, in consulting and contracting firms, and in the supply industries and these all directly or indirectly relate to your development in one way or another. They are not only in positions that require wide technical knowledge, but they can often have high levels of managerial and administrative responsibility. Civil engineers are engaged in addressing two fundamental questions. First, how do we protect our society and its infrastructure from the impacts of the natural environment? Civil engineers are employed by engineering consulting companies, municipal and other levels of government, and in many other industries, or they may be self-employed.
As with all the other members in your team, you want the best! So the same story applies. Interview, obtain references, check previous works and previous clients. Do the leg work and do the research and you will be successful!
If you want to learn more and obtain very detailed information about how to create your own real estate development team, access the only BILLION DOLLAR property developer's products on the web, click here! A true leader always wants to give back, and that is what you have here. A billion dollar developer who is whiling to share his knowledge with you. These products are true blue prints to success in all forms of property development, from residential to commercial to land subdivision. You will not be told how to do it, you will be shown how to do it!
Real Estate Development Team - Create It! Part 2
Understanding the core team behind a successful property development it crucial to your success in this industry. The next several issues will inform you the reader about who your team is and what you need to understand before you even think about starting to develop property! But before I start, you must also realise that there is a successful method to developing property and a non successful way. The successful way will provide you with the maximum profit and provide you with a winning team that will want to work with you again and again. If you would like to learn how to do this click here! What you also must understand is that it is important to realise what each member does, but it is not imperative that you know how to do their job!! You manage the 'knowledge'. You must know who you are! With out you, no one gets paid. Remember that fact! So what my aim is here is to give you the fundamentals to what is required to build this team and the first steps are to understand your team members and give them respect! In the first issue we began with the key person in your development team, The Architect, and now we will focus on the Structural Engineer.
Structural engineers are involved with designing steel, concrete, or timber structures such as tall buildings and dams. Wastewater treatment engineers are another type of civil engineers that specialize in water treatment plants. Structural engineers are specialized civil engineers who are responsible for the design, inspection, analysis and evaluation of supporting and reinforcing structures. They are registered professionals responsible for designing and coordinating the work necessary to produce a safe and code-compliant structure. Structural engineers are divided into two sections, bridge engineering and building engineering. Furthermore they often specialize into a particular structure manufacture or construction, such as pipeline engineering or industrial structures.
Structural engineers are challenged daily with the "unique" and the "unusual" in the area of structural steel connections. New ways to make steel connections, and to design and evaluate them are an integral part of current research into steel and other ductile metals. Structural Engineers are professionals with the confidence of the public. Structural engineers are also helped today by computer software that can create models to study the effects of design changes and alternative building materials on a structure's load bearing ability.
Civil and structural engineers are in high demand, and some areas of engineering are experiencing a skills shortage so they are eagerly recruiting. But don't expect to just walk into a job: you'll have to showcase your skills . Civil engineers frequently erroneously assume that they are competent to perform structural work on the basis of their tertiary education. This may be true in the design of the most elementary of structural elements. Civil engineers work in planning, designing, building research, plant operation, government, law, teaching and administration. Whatever their jobs, civil engineers must combine the technical expertise of the engineering profession with a social awareness and an interest in humanity.
Civil and structural engineers are trained and licensed to evaluate buildings and structures, whereas geotechnical and foundation engineers are trained to evaluate the soils and foundations. When hiring a consultant, you are asking an experienced professional to review a potential problem and possibly to provide plans and specifications for correcting the problem.
As with any of your team, look for referrals from professionals and interview and evaluate them and their works!
If you want to learn more and obtain very detailed information about how to create your own real estate development team, access the only BILLION DOLLAR property developer's products on the web, click on this link. A true leader always wants to give back, and that is what you have here. A billion dollar developer who is whiling to share his knowledge with you. These products are true blue prints to success in all forms of property development, from residential to commercial to land subdivision. You will not be told how to do it, you will be shown how to do it!
Structural engineers are involved with designing steel, concrete, or timber structures such as tall buildings and dams. Wastewater treatment engineers are another type of civil engineers that specialize in water treatment plants. Structural engineers are specialized civil engineers who are responsible for the design, inspection, analysis and evaluation of supporting and reinforcing structures. They are registered professionals responsible for designing and coordinating the work necessary to produce a safe and code-compliant structure. Structural engineers are divided into two sections, bridge engineering and building engineering. Furthermore they often specialize into a particular structure manufacture or construction, such as pipeline engineering or industrial structures.
Structural engineers are challenged daily with the "unique" and the "unusual" in the area of structural steel connections. New ways to make steel connections, and to design and evaluate them are an integral part of current research into steel and other ductile metals. Structural Engineers are professionals with the confidence of the public. Structural engineers are also helped today by computer software that can create models to study the effects of design changes and alternative building materials on a structure's load bearing ability.
Civil and structural engineers are in high demand, and some areas of engineering are experiencing a skills shortage so they are eagerly recruiting. But don't expect to just walk into a job: you'll have to showcase your skills . Civil engineers frequently erroneously assume that they are competent to perform structural work on the basis of their tertiary education. This may be true in the design of the most elementary of structural elements. Civil engineers work in planning, designing, building research, plant operation, government, law, teaching and administration. Whatever their jobs, civil engineers must combine the technical expertise of the engineering profession with a social awareness and an interest in humanity.
Civil and structural engineers are trained and licensed to evaluate buildings and structures, whereas geotechnical and foundation engineers are trained to evaluate the soils and foundations. When hiring a consultant, you are asking an experienced professional to review a potential problem and possibly to provide plans and specifications for correcting the problem.
As with any of your team, look for referrals from professionals and interview and evaluate them and their works!
If you want to learn more and obtain very detailed information about how to create your own real estate development team, access the only BILLION DOLLAR property developer's products on the web, click on this link. A true leader always wants to give back, and that is what you have here. A billion dollar developer who is whiling to share his knowledge with you. These products are true blue prints to success in all forms of property development, from residential to commercial to land subdivision. You will not be told how to do it, you will be shown how to do it!
Thursday, July 3, 2008
Creating your Real Estate Development Team Part 1
Creating your Real Estate Development Team Part 1
Understanding the core team behind a successful property development it crucial to your success in this industry. The next several issues will inform you the reader about who your team is and what you need to understand before you even think about starting to develop property! But before I start, you must also realise that there is a successful method to developing property and a non successful way. The successful way will provide you with the maximum profit and provide you with a winning team that will want to work with you again and again. We shall begin with the key person in your development team. The Architect.
The Architect
First and foremost in your team is the Architect.
Architecture refers not only to the solid matter of buildings, but also to the spaces inside or around them, and to the organisation of the many components within these spaces. Thus, architecture is said to deal with the "built environment" within which people live and work. Architectural practices in Australia range from sole practitioners to firms with more than 500 staff. Architecture does more than comment; buildings define and accommodate attitudes, customs and style. This has made the art of architecture an unending series of sublime surprises.
Architecture is above and beyond politics. Architecture is a profession, which has been practised from times immemorial. Architecture, as a profession, has thrived around the world for centuries and all the magnificent monuments are testimonials.
Architects are rare - maybe one percent of the population - and show the greatest precision in thought and speech of all the types. They tend to see distinctions and inconsistencies instantaneously, and can detect contradictions no matter when or where they were made. Architects are trained to be aware of these special building requirements; for this reason everything you would like to build or develop must be designed, checked and approved by a trained and highly experienced architect. Architects are highly trained experts who specialize in designing new structures, such as homes, buildings, and other edifices. Most people interested in erecting a public space will hire several architects simply because the project is too large to handle alone, but there is also a use for them in the residential district. They are also the key person that will help you be more time efficient and productive. They can do just the design or the both the design and cost management for the development. We recommend both. Referrals and interviews are necessary and you should ask to see previous works similar to your own. A true professional will respect this and be happy to accommodate these requests.
Architects are licensed professionals trained in the art and science of building design who develop the concepts for structures and turn those concepts into images and plans.
Architects are responding, out of necessity, by offering a much wider range of services than ever before, and they have the computer technology to support it. Architects are, after all, in the business of dreaming up new structures. But design is only part of architecture. Architects are required to obtain specialized education and experience to obtain a license to practice architecture, similar to the requirements for other professionals. The requirements for practice vary from country to country. But generally they are very similar.
Architects are hard to find and afford, but you do want to find and retain them. You don’t want to offshore the responsibility of architects, nor do you want a draftsman to do an architects work. Don’t be a miser in this area of your development!
Architects are abstract thinkers with good technical and communication skills, the humility to understand that they don’t know everything, and the confidence to make important decisions when they are needed most. Architects can mentor the people that they work with and be mentored themselves. Architects are also skilled listeners and can help developers discuss and distill ideas into reality.
Architects are the creative souls who produce soaring monuments to human ambition. And they are your key to success!
For access to the only BILLION DOLLAR property developer's products on the web visit the link below. A true leader always wants to give back, and that is what you have here. A billion dollar developer who is whiling to share his knowledge with you. These products are true blue prints to success in all forms of property development, from residential to commercial to land subdivision. You will not be told how to do it, you will be shown how to do it! Visit the link.
Tony Bennett. Property Investor and Entreprenuer
Understanding the core team behind a successful property development it crucial to your success in this industry. The next several issues will inform you the reader about who your team is and what you need to understand before you even think about starting to develop property! But before I start, you must also realise that there is a successful method to developing property and a non successful way. The successful way will provide you with the maximum profit and provide you with a winning team that will want to work with you again and again. We shall begin with the key person in your development team. The Architect.
The Architect
First and foremost in your team is the Architect.
Architecture refers not only to the solid matter of buildings, but also to the spaces inside or around them, and to the organisation of the many components within these spaces. Thus, architecture is said to deal with the "built environment" within which people live and work. Architectural practices in Australia range from sole practitioners to firms with more than 500 staff. Architecture does more than comment; buildings define and accommodate attitudes, customs and style. This has made the art of architecture an unending series of sublime surprises.
Architecture is above and beyond politics. Architecture is a profession, which has been practised from times immemorial. Architecture, as a profession, has thrived around the world for centuries and all the magnificent monuments are testimonials.
Architects are rare - maybe one percent of the population - and show the greatest precision in thought and speech of all the types. They tend to see distinctions and inconsistencies instantaneously, and can detect contradictions no matter when or where they were made. Architects are trained to be aware of these special building requirements; for this reason everything you would like to build or develop must be designed, checked and approved by a trained and highly experienced architect. Architects are highly trained experts who specialize in designing new structures, such as homes, buildings, and other edifices. Most people interested in erecting a public space will hire several architects simply because the project is too large to handle alone, but there is also a use for them in the residential district. They are also the key person that will help you be more time efficient and productive. They can do just the design or the both the design and cost management for the development. We recommend both. Referrals and interviews are necessary and you should ask to see previous works similar to your own. A true professional will respect this and be happy to accommodate these requests.
Architects are licensed professionals trained in the art and science of building design who develop the concepts for structures and turn those concepts into images and plans.
Architects are responding, out of necessity, by offering a much wider range of services than ever before, and they have the computer technology to support it. Architects are, after all, in the business of dreaming up new structures. But design is only part of architecture. Architects are required to obtain specialized education and experience to obtain a license to practice architecture, similar to the requirements for other professionals. The requirements for practice vary from country to country. But generally they are very similar.
Architects are hard to find and afford, but you do want to find and retain them. You don’t want to offshore the responsibility of architects, nor do you want a draftsman to do an architects work. Don’t be a miser in this area of your development!
Architects are abstract thinkers with good technical and communication skills, the humility to understand that they don’t know everything, and the confidence to make important decisions when they are needed most. Architects can mentor the people that they work with and be mentored themselves. Architects are also skilled listeners and can help developers discuss and distill ideas into reality.
Architects are the creative souls who produce soaring monuments to human ambition. And they are your key to success!
For access to the only BILLION DOLLAR property developer's products on the web visit the link below. A true leader always wants to give back, and that is what you have here. A billion dollar developer who is whiling to share his knowledge with you. These products are true blue prints to success in all forms of property development, from residential to commercial to land subdivision. You will not be told how to do it, you will be shown how to do it! Visit the link.
Tony Bennett. Property Investor and Entreprenuer
Wednesday, July 2, 2008
Buying Land For Development "The Right Way The First Time"
Buying Land For Development"The Right Way The First Time." by Colm Dillon.
If I had a prayer said for me every time I got an email about problems of buying land first, I would have a guaranteed place in heaven.
Please don't do that anytime, but particularly if you are new to development. You will hurt yourself financially and it is a deep hold to get out of, OK?
Let me give you some land buying advice now and if I happen to repeat myself in some of my commentary, just use it as a reinforcing tool. Land is only worth what you can do with it.
Now I am not discounting it beauty or its views in making my comment, but remember we are in the development business and buying land is a fundamental cost factor ... we just can't afford to get it wrong.
If when buying land and anticipated subdividing it into 'X' lots or building 'X' number of units on it, only to find out later that you were not allowed to do that, I don't think the beauty or views would offer you much solace or gain you much sympathy from the lender.
Before I say much more, I had better say something to you guys who are not buying land because you already own some land.
If you have owned land for some time as an investment or you inherited some land, then you job is to find out what you can do with it ... its capacity.
So you are in the same place as a new person buying land, except you would have bought it at a better price or inherited it with no debt.
Developers talk of a buying land's capacity. Elsewhere I think I have written about the farmer knowing his/her land's yield per acre. They could even break it down to the yield for a good weather season versus a poor rain season.
Their land yields so many tons per acre and if the crop sells for '$X' per ton, it is easy to work out the value of the land.
With a developer it is the same. How many 'lots' or 'units' can I grow on this land? How many dollars can I sell my lots or units for in a good selling market or a poor selling market.
Can you see the analogy in these two situations? Can you also see that the $million dollars you paid for the land anticipation of developing 10 lots or units gives you a base land buying price of $100,000 per lot or units.
However if you found out later that you could only develop five lots or units, the land content has just doubled to $200,000. I don't know many business that can be successful if their raw costs double, because of a lack of knowledge, do you?
So buying undeveloped land is a 'work in progress' situation. In fact what I am leading too, is that you don't buy land as a first step in your development career at all.
You get control of the land for a sufficient period of time to allow you to actually determine its capacity ... in so doing you 'prove' the value of the land in today’s market ... you 'prove' its development financial viability, before you actually buy the land.
So with all these techniques I'll teach you, I hope you can see how we reduce our 'commercial risk' in every development opportunity. You can purchase any of Colm's Products here right now to get you on the road to SUCCESSFUL property development.
Colm Dillon (The Real Estate Development Coach)
If I had a prayer said for me every time I got an email about problems of buying land first, I would have a guaranteed place in heaven.
Please don't do that anytime, but particularly if you are new to development. You will hurt yourself financially and it is a deep hold to get out of, OK?
Let me give you some land buying advice now and if I happen to repeat myself in some of my commentary, just use it as a reinforcing tool. Land is only worth what you can do with it.
Now I am not discounting it beauty or its views in making my comment, but remember we are in the development business and buying land is a fundamental cost factor ... we just can't afford to get it wrong.
If when buying land and anticipated subdividing it into 'X' lots or building 'X' number of units on it, only to find out later that you were not allowed to do that, I don't think the beauty or views would offer you much solace or gain you much sympathy from the lender.
Before I say much more, I had better say something to you guys who are not buying land because you already own some land.
If you have owned land for some time as an investment or you inherited some land, then you job is to find out what you can do with it ... its capacity.
So you are in the same place as a new person buying land, except you would have bought it at a better price or inherited it with no debt.
Developers talk of a buying land's capacity. Elsewhere I think I have written about the farmer knowing his/her land's yield per acre. They could even break it down to the yield for a good weather season versus a poor rain season.
Their land yields so many tons per acre and if the crop sells for '$X' per ton, it is easy to work out the value of the land.
With a developer it is the same. How many 'lots' or 'units' can I grow on this land? How many dollars can I sell my lots or units for in a good selling market or a poor selling market.
Can you see the analogy in these two situations? Can you also see that the $million dollars you paid for the land anticipation of developing 10 lots or units gives you a base land buying price of $100,000 per lot or units.
However if you found out later that you could only develop five lots or units, the land content has just doubled to $200,000. I don't know many business that can be successful if their raw costs double, because of a lack of knowledge, do you?
So buying undeveloped land is a 'work in progress' situation. In fact what I am leading too, is that you don't buy land as a first step in your development career at all.
You get control of the land for a sufficient period of time to allow you to actually determine its capacity ... in so doing you 'prove' the value of the land in today’s market ... you 'prove' its development financial viability, before you actually buy the land.
So with all these techniques I'll teach you, I hope you can see how we reduce our 'commercial risk' in every development opportunity. You can purchase any of Colm's Products here right now to get you on the road to SUCCESSFUL property development.
Colm Dillon (The Real Estate Development Coach)
The 'How To', and the 'How To Succeed' in Real Estate Development
Colm Dillon
A successful developer with over a Billion dollars worth of residential, commercial and land developments completed - took on the massive task of writing three e-books on "specific How To" instructions for Residential Development; Commercial Development; Land Subdivision Development and has taught developers in over 100 countries how to develop
"the Right Way the First Time."
Whether you are a beginer developer or a seasoned veteran, you WILL learn massively from Colm Dillon!
You see there is a right way and a wrong way with everything we do. The problem with making a mistakes with property development is that if you make a mistake it not only costs you once, it costs you in mulitples that relates to the size of your project! So either do it Colm Dillon's way or start tearing up $10 000 notes one after the other!!!!!
I have purchased the material and I had the great pleasure in accompanying Colm at the new Trump International Tower in Las Vegas in June 2008 at his Property Development Seminar. A truely awe inspiring experience and one i 100% recommend you obtain once it is available on DVD. I truly believe it is VITAL to your success as a developer!
So if you are really interested in learning real estate development, this page will answer a lot of questions or issues, so spend a bit of time reading this page. It is an Information Page NOT a Sales Page; OK?
Residential, Commercial and Land Subdivision development follow the same process and procedures throughout the entire private enterprise world and that is why Colm has successfully taught people to develop correctly in:
1. Every State of the USA.
2. Every Province of Canada.
3. Every State of Australia & New Zealand.
4. Every County of England, Ireland, Wales and Scotland.
5. Many parts of South Africa and the African Continent.
6. Many parts of Asia.
In fact, in a total of 106 countries.
The reason I am telling you this is to emphasize the fact that the development procedure is the same the world over.
Colm is often asked, "But Will It Work Where I Live "
"From a development point of view the things that separate where you and I live is our local Council or City Hall Planning & Building Department. These rules and regulations are prepared for local conditions ... that's all!
Here's An Example
Ask yourself if it is reasonable to have a different building regulation for a building being constructed in a tropical climate, the extreme cold of Canada or the temporate climate of Ireland?
Clearly the answer is yes.
However, the development process and procedures, of putting a building in place in each of those locations is the same. The building regulations in one location will be more concerned in retaining 'heat'inside the building in a cold climate and keeping it out in a tropical climate.
The same applies to Town Planning ... each city has its own unique Town Plan, which sets out its own development regulations. Yet how we as developers operate within the town plan is the same. So I hope that answers the question I am asked ... "but will your Course work where I live?" "
Colm has Three E-Courses
* Residential Real Estate Development Made Easy Edition 2.
His first E-Course, Residential Real Estate Development Made Easy was published in 2003 and takes students from A to Z in the entire development procedure and has educated developers in 106 countries.
His Second Edition is vastly expanded as a result of listening to students. The second edition e-book contains detailed explanation and instruction on the entire development procedure.
* Commercial Real Estate Development Made Easy Edition 1.
The Commercial Course is totally new and for it only I have recorded some physical CD's that cover the entire course in order to see if the CD presentation is popular with you.
So why make the CD's? For three reasons really. The first being that some people learn better by listening and the second is that I thought they would be a re-inforcing tool ... a way of comverting car travelling time to learning time. There are 14 CD's in the series containing approximately 16 hours of teaching and third to see if they proved popular with students.
* Land Subdivision Development Made Easy Edition 1.
To complete his trilogy, Colm has also written a Land Subdivision Development Course.
It is the A to Z on land subdivision and going by the initial buying response there was certainly a big need for it.
Like the other courses this one takes you from the market research stage all the way through to the completion of a 19 lot subdivision. And like my other courses, this kind of teaching has never been made available before anywhere in the world.
Do you want to be successful in the Property Development arena? I will give you a 4 STEP process that will set you on a winning way.
1. go to Colm Dillon's website and read it!
2. Purchase product of interest
3. Study and apply Colm's "I dont tell you how to do it, I show you how to do it" system
4. Develop
And as Colm always says, "you must take action". So take action and get to it!
A successful developer with over a Billion dollars worth of residential, commercial and land developments completed - took on the massive task of writing three e-books on "specific How To" instructions for Residential Development; Commercial Development; Land Subdivision Development and has taught developers in over 100 countries how to develop
"the Right Way the First Time."
Whether you are a beginer developer or a seasoned veteran, you WILL learn massively from Colm Dillon!
You see there is a right way and a wrong way with everything we do. The problem with making a mistakes with property development is that if you make a mistake it not only costs you once, it costs you in mulitples that relates to the size of your project! So either do it Colm Dillon's way or start tearing up $10 000 notes one after the other!!!!!
I have purchased the material and I had the great pleasure in accompanying Colm at the new Trump International Tower in Las Vegas in June 2008 at his Property Development Seminar. A truely awe inspiring experience and one i 100% recommend you obtain once it is available on DVD. I truly believe it is VITAL to your success as a developer!
So if you are really interested in learning real estate development, this page will answer a lot of questions or issues, so spend a bit of time reading this page. It is an Information Page NOT a Sales Page; OK?
Residential, Commercial and Land Subdivision development follow the same process and procedures throughout the entire private enterprise world and that is why Colm has successfully taught people to develop correctly in:
1. Every State of the USA.
2. Every Province of Canada.
3. Every State of Australia & New Zealand.
4. Every County of England, Ireland, Wales and Scotland.
5. Many parts of South Africa and the African Continent.
6. Many parts of Asia.
In fact, in a total of 106 countries.
The reason I am telling you this is to emphasize the fact that the development procedure is the same the world over.
Colm is often asked, "But Will It Work Where I Live "
"From a development point of view the things that separate where you and I live is our local Council or City Hall Planning & Building Department. These rules and regulations are prepared for local conditions ... that's all!
Here's An Example
Ask yourself if it is reasonable to have a different building regulation for a building being constructed in a tropical climate, the extreme cold of Canada or the temporate climate of Ireland?
Clearly the answer is yes.
However, the development process and procedures, of putting a building in place in each of those locations is the same. The building regulations in one location will be more concerned in retaining 'heat'inside the building in a cold climate and keeping it out in a tropical climate.
The same applies to Town Planning ... each city has its own unique Town Plan, which sets out its own development regulations. Yet how we as developers operate within the town plan is the same. So I hope that answers the question I am asked ... "but will your Course work where I live?" "
Colm has Three E-Courses
* Residential Real Estate Development Made Easy Edition 2.
His first E-Course, Residential Real Estate Development Made Easy was published in 2003 and takes students from A to Z in the entire development procedure and has educated developers in 106 countries.
His Second Edition is vastly expanded as a result of listening to students. The second edition e-book contains detailed explanation and instruction on the entire development procedure.
* Commercial Real Estate Development Made Easy Edition 1.
The Commercial Course is totally new and for it only I have recorded some physical CD's that cover the entire course in order to see if the CD presentation is popular with you.
So why make the CD's? For three reasons really. The first being that some people learn better by listening and the second is that I thought they would be a re-inforcing tool ... a way of comverting car travelling time to learning time. There are 14 CD's in the series containing approximately 16 hours of teaching and third to see if they proved popular with students.
* Land Subdivision Development Made Easy Edition 1.
To complete his trilogy, Colm has also written a Land Subdivision Development Course.
It is the A to Z on land subdivision and going by the initial buying response there was certainly a big need for it.
Like the other courses this one takes you from the market research stage all the way through to the completion of a 19 lot subdivision. And like my other courses, this kind of teaching has never been made available before anywhere in the world.
Do you want to be successful in the Property Development arena? I will give you a 4 STEP process that will set you on a winning way.
1. go to Colm Dillon's website and read it!
2. Purchase product of interest
3. Study and apply Colm's "I dont tell you how to do it, I show you how to do it" system
4. Develop
And as Colm always says, "you must take action". So take action and get to it!
Subscribe to:
Posts (Atom)
.jpg)
