208-231-1944 zane@zanegraser.com

Hello and welcome to my website, The Rock Investments LLC 

My name is Zane Graser and I want to say thank you for dropping by.

If you are looking for a way to get an above average return on investment (R.O.I.), backed by a solid asset (real estate), and without the typical challenges of being a landlord, you’ve definitely come to the right place!

Please take a few minutes to explore the website, watch my short explanatory videos and see what it is that we do here at The Rock Investments LLC.

I believe that real estate investing, done properly and in an educated, logical manner, is the best investment available for the average person.

However, if it were actually easy, everyone would be doing it!

Here are a few of the challenges prospective investors face:

  • How to learn all the in’s and out’s of investing in properties.
  • Finding the right market to invest in (and the right time to invest).
  • Choosing right investing strategy and the appropriate kinds of properties to buy.
  • Creating a solid, experienced and effective real estate POWER TEAM.
  • Managing the deal during acquisition, managing the property during the deal, and coming up with a profitably and timely exit strategy

Fortunately for our investors, my team and I take care of all of this.  It’s what I like to call a “Hands-Free Investment” for them.

If you aren’t already on our prospective investor contact list, you are welcome to join us and be the first to know when we have exciting and profitable investment opportunities available.  Just put in your contact information in the box at the right of the screen, and I will also give you access to a short video called “Why Real Estate is An Exceptional Way To Invest“.

And if you are ready to find out more about our investment program, I invite you to contact me directly, and I will be happy to show you exactly how it works, either in person, by phone, or on-line.

Simply click here to fill out a contact request.

Again, welcome to the site, and I look forward to talking with you personally.

Zane Graser

DISCOVER WHY REAL ESTATE IS AN EXCEPTIONAL WAY TO INVEST (VIDEO)

Multi-Family Investors:

Who are we? The Rock Investments LLC is a real estate investment company. We have been actively involved in the nationwide investing area real estate investing for a number of years. Our mission is to provide quality housing for quality tenants, while at the same time providing an above average return on investment (R.O.I) for our investor partners and ourselves. It is truly a win-win-win way of investing!

What Do We Do?

We focus primarily on Multi-Family properties and we provide good local families with quality housing while at the same time getting our investor partners and ourselves an above average return on investment.

LATEST BLOG

Entity Name Creation and Proper Punctuation???

I look at multiple loan applications, and I also own several entities personally whether it’s a limited liability corporation (LLC) or a corporation (Corp). I have noticed a few patterns that might be beneficial for someone considering creating a new entity in future. The purpose of creating an entity is to provide tax shelter and to prevent from lawsuits. Also, there are many businesses out there with very similar names. For example, you may see an LLC set up like this:

Example 1: ABC Company LLC
Example 2: ABC Company L.L.C.

They both look very similar, and it is easy to assume that it’s the same company. When a new entity is created, the borrower can choose how to name their business and with the punctuations of their preference. The entity is then recorded by the State that the entity is registered in and an Articles of Incorporation is created with the exact entity name with the proper punctuations. The punctuations can include a comma, period, or some others that is commonly used.

The above examples are not the same company because Example 2 has the periods after each letter for the LLC. Therefore, they are 2 separate companies. There are many companies registered throughout the U.S. with very similar company names.

When considering a new entity name, I strongly suggest you create a unique name that is personalized. I strongly suggest you avoid using punctuations like periods on the LLC like in Example 2. The reason for this is because I had to go back and forth with title, insurance, and the contracts to correct the proper punctuations and spelling for the borrower’s company name. It MUST be accurate so the loan is recorded to the appropriate owner. The LLC in both examples is different, though the name of the company is the same which is VERY common.

Also, I recently had an insurance company reach out to me telling me I had an outstanding balance owed on a property in Indiana which I sold last year. After carefully reviewing the policy, I realized the entity name was spelled differently than mine, but it was a common name. Plus, the address did not match any of the properties that I owned and I know I did not have insurance in the past year. I’ve also heard other stories like a lawsuit being sent to the wrong business owner because the company names are similar which you want to
avoid at all cost possible!!!

***Be an Overcomer!!!***

Is it illegal to do off-market real estate transactions???

Is it illegal to do off-market real estate transactions???

I hear people talk about this often, especially when it comes to licensed professionals like realtors, lenders, tax professionals, etc. I mostly hear this from realtors because they have their license and they are under the impression that you must work through a realtor to buy and sell real estate. This is not true…

There are many real estate transactions being done daily that are off-market. A realtor is someone that people can hire to use their services to help find a property to buy OR to sell their property. Some of the advantages of working with a realtor is for a beginner needing assistance in finding/selling a property. Realtors also have access to the MLS (Multiple Listing Service) with many properties so it’s a great way to reach out to more people that way.

Many real estate investors work off-market directly with the property owners, other investors wanting to sell properties, or realtors with pocket listings. People also sell their own property through For Sale By Owner websites or other for sale by owner sites like Craigslist. I have closed multiple properties that are off-market and if it was illegal, then title companies wouldn’t be closing the transactions. As long as there is an agreement between the seller and the buyer, any type of transaction can be made that is properly recorded through a title company for the transfer of ownership.

Many professionals seem ignorant of the laws available to us and make assumptions that hurt our abilities to make the right decisions. Realtors telling people they must use a realtor to buy or sell properties. Tax professionals telling us we can’t invest in real estate or title companies telling us we can’t do a double closing or some other rules. Just because someone doesn’t do it doesn’t mean it can’t be done. These professionals have a regular job and they don’t have the mind or knowledge of an investor. It’s best to find a tax professional who invests in real estate as well rather than a large corporation with employees that does the regular taxes for everyday people with a w2 job.

Be careful who you take advice from!!! You’d be surprised how much you are missing out because you don’t understand the investing world!

***Be an Overcomer!***

Proformas – Is it a good underwriting strategy for rental properties?

Proformas – Is it a good underwriting strategy for rental properties?

I see many investors and sellers, especially for multi-family properties providing proformas in their numbers for why people should buy the property.  Proformas is the projected future earnings by increasing the rent over the next few years based on what’s happening the past few years.

I’m seeing multi-family properties for sale with proformas and the sellers are asking high prices based on the proformas rather than the current market rent.  The numbers don’t make sense at the higher asking price until you raise rents over time to make the numbers work.  That means you are underwater immediately at the time of buying the property “hoping” that the rents will go up over time to make money.  This is a dangerous strategy because then you are at risk of losing LOTS of money in a large acquisition.

There are many multi-family operators today that are underwater with their properties because they bought the properties at a high asking price and relying on the future earnings.  Just because the rents have steadily increased over the past few years doesn’t mean it will continue to increase over time.  There is a cycle with the markets and there is always a crash every 7-10 years typically.  Also, we are dealing with high interest rates in the past year which means it now costs twice more for the monthly mortgage payments than it was when rates were low.  Multi-family property owners now can’t refinance their properties because it no longer makes sense with the higher interest rate and they can’t sell the high-priced property along with the high loan balances owed on the properties.  It leads to foreclosure…  It’s unfortunate…

When I’m running my numbers on any deal, I always look at the current market rent rate.  I never assume what the future will hold for me.  Always assume the worst-case scenarios such as an increase in interest rates, property vacancies, market rent changes, etc.  When buying properties, I will focus on the current rent and not projected earnings.  My offer prices will be based on current earnings, not projected earnings.  No lender will give a loan on proformas and focus on the current rent unless you are willing to pay the difference just so you can acquire the property.

The only way I use proformas in my calculations is if I am buying a property at discount.  If they are vacant or only operating at 50% and they need some renovations, I can use proformas for my numbers.  I still focus on the current market rents and the value of the property for my calculations.  It’s easy to fix up a property, then fill the vacancies to get to where we need.  We can also be conservative with our numbers by dropping the monthly rent to be safe if we need to cut back on the monthly rental amount in order to fill the vacancies.  Other than that, proformas is not a great strategy when underwriting our deals!!!