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Real estate investment clubs

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| Why Option ARMs Are Scary ?

August 04, 2005

Real estate investment clubs

Dean Foust

Came across this interesting article over on MSN's Money site on a topic I'd been meaning to discuss: the boom in real estate investment clubs -- which have roughly quadrupled in number, to 178 in past three years. Granted, as author points out, that's nothing like the boom we saw in investment clubs in the late 1990s (which soared to more than 36,000). Just as individual investors had the NAIC to help them form an investment club, there's the National Real Estate Investors Association, which will help you set up a real estate investment club of your own. Even in my own neighborhood, I have friends that have been trying to twist my arm to join them and other friends to go in together and buy rental properties.

Forgive me for once again being bearish, but I'd be wary of starting a real estate club at this late date, particularly if you don't have the deep pockets to ride out a downturn. Reason: The growing gap between housing prices and rental values in many booming markets. Given the explosion in prices, I think you'd be hard pressed in some markets to generate enough rental income to cover your mortgage payment. And if prices fall, you have no easy exit strategy -- you're stuck, underwater, for years to come. But that's the bearish view. Are there readers who have formed investment clubs in recent years that are working out?

12:08 PM

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? Real estate investment clubs from RealBlog

Dean Foust at Business Week Online has some thoughts on Real estate investment clubs. He takes the “bearish” view that it’s too late to start one; I take the equally bearish view that it’s a few months too early. Assuming that... [Read More]

Tracked on August 19, 2005 03:30 AM

We've seen triple the number here on Hilton Head Island, SC over the past year....On the heels of a cooling market.

Posted by: William Head at September 21, 2005 06:45 AM


Many of the investment clubs which are popping are there for one purpose only - to make money. They bring in a guest "guru" to do a one hour talk then a sales pitch to buy their latest course or seminar.

There's very little education that really goes on. The resources are nonexistent.

So - beware of joining just any investment club.

There's more to being an investor than just being a landlord. I've been a full time investor for more than 10 years. The objective is to get a steady flow of leads coming in so you can sift and sort through them to decide which ones to keep. Some leads work out great as a cash flowing rental property, some work better as a rehab project to buy, fix and sell, some work better as a wholesale flip. Any leads that don't fit my buying criteria, I pass on to other investors through one of my web sites - for a small profit.

The point is, there are plenty of wasy to make money with real estate.

About five years ago, I started the first online member based real estate investment club. It's still going strong today. Each member has an exclusive for their county. I provide all the marketing tools to keep that steady flow of leads coming in and provide a forum for discussions and strategy and a support group.

If you negotiate the deal right, you can get great cash flow for any rental property. If you go the conventional route and get bank financing, it will rarely work out. Many sellers would rather have a monthly check than a lump sum settlement when they sell. Instead of going to the bank to borrow money ( and paying all those loan fees), you simply offer to pay the seller some money down now and monthly payments that the house can afford and still cash flow. So, the key is to being a successful investor is (1) getting plenty of leads coming in to pick from, and (2)learn ways to buy with creative financing.

Jackie Lange

Dallas, Texas


Posted by: Jackie Lange at October 26, 2005 10:27 AM

I can see why you have a bearish view on investment clubs Dean, but they are very useful tools. Although in many cases, as Jackie points out, they are designed to be moneymakers for their founders, there are still many great clubs out there.

I disagree with charging members hundreds of dollars a year to be a member of a club. I also disagree with calling yourself a "Guru" and selling your books/courses/materials for hundreds or thousands of dollars.

Becoming a real estate investor is like getting into any business. You must do your homework and understand the basics. The good clubs provide a forum for people to learn and network at. They bring in informed speakers who can educate investors in differing aspects of the investing process. They are great places to meet other investors, agents, contractors, mortgage reps, and others in the "biz". In addition, they are also great places to find a potential mentor; as in most other trades, mentors are extremly important!

Joining one of these clubs is much better way for investors to spend their money, especially if you consider the alternative of buying some late-night course sold for the introductory price of $799.99.

Whether the overall housing market is rising or falling, there are always opportunities out there to make money investing in real estate. You just need to have enough information to do it. Just as in the stock market, you can get rich as either a bull or a bear -- there will be opportunities no matter what!

Joshua Dorkin Real Estate Investing Community

Posted by: Joshua Dorkin at March 17, 2006 08:00 PM

A Real Estate investment club is a good way for people to get information and find contacts. As with any business, be diligent and see what is opinion versus fact. Use the investment club as a stepping stone to your business.

Posted by: joni sears at April 9, 2006 03:04 PM

Hi my name is Brandy Carber and I am a Realtor in Louisiana with RE/MAX. I would be very interested in becoming an exclusive agent for investors seeking properties in Louisiana and Mississippi. I have listings for sale offering cap rates starting at 10% to 15.7%. Please advise if such position is available and what I need to do if there is a opening. Thanks in advance!!!!!!

All the best,


Brandy Carber


RE/MAX Real Estate Group

225-768-7600 office

225-337-4972 cell

225-768-8866 fax

Posted by: Brandy Carber at June 24, 2006 01:11 AM

Real Estate Investor Clubs are very useful tool for a beginner and expert investor. I see Real Estate Investor Club as an association where like minded people come and get motivated, get knowledge, build relationships and make deals happen! If you are new investor there is no better way to join local real estate investor club and get in the game! New investors can easily understand who are the real players in the market. I believe that most of the real estate investor clubs have annual fees in $100-$300 range which is very reasonable. We have started our club in September 2005 and we are already at 130 members. So I disagree with Dean's view about getting into game late. I believe that this is the best time to start business if you know what you are doing. Since most of the beginner investor don't know what they are doing; joining Real Estate Investor Club is the best thing they can do.

Posted by: Janak Mehta at July 5, 2006 11:14 AM

do you guys do African real estate? Im Kenyan

Posted by: Eric Kimathi at July 17, 2006 04:02 AM

Looking for a real estate investment club in Shreaveport LA.

Posted by: Roger Studebaker at August 21, 2006 10:21 PM

Real estate clubs are great for beginners and advanced investors alike.We have over 1,000 members here in Orlando at CFRI. I teach beginners how to find deals even in a hot market.

I bought 26 homes last year that all can be directly or indirectly attributed to things or people at our investment club.

I would highly recommend it to anyone.

Posted by: Todd Hutcheson at September 15, 2006 03:19 PM

I'm interested in being a Real Estate investor. I just got back from a Russ Whitney training class and was very disappointed about the coaches. They were very unprofessional. They wouldn't sit down with my husband and me to discuss how we were going come up with the money to further our education in their program.

Can any one help us get into this business without paying the outrageous tutition for the schooling? I know you have to spend money to make money, but there must be an easier way.

We don't want to live paycheck to paycheck any more. I'm unemployed right now and can't pay the bills.

Posted by: Claire at September 17, 2006 12:29 AM

I'd be interested in finding out more about investment clubs in Kenya

Posted by: jo Print at October 29, 2006 01:51 PM

I want to joint a real estate club that is located in new york,and texas i want to buy

small apt units of six and four units for

cash flow increses.

Posted by: verolyn wood at November 13, 2006 12:20 PM

my name is calan, im a 21 year old college student who just got his real estate license. i live in brooklyn new york and i need help starting out in real estate i would love to learn how to invest properly it beats the other alternatives my surroundings has to offer contact calan 718-758-0600

Posted by: calan vassell at November 13, 2006 07:41 PM

Am looking for a list of investment clubs in East Africa - Kenya and Uganda would be good. I see a couple of others have also asked for Kenya - please coudl you list them for us or mail them thanks

Posted by: Diana Carson at November 29, 2006 07:58 AM

We are a Kenyan registered architectural consulting and construction project management firm.

We assist in investing in real estate projects in Kenya.We would like to hear from interested persons .Thanks.

Posted by: francis gichuhi at December 6, 2006 05:13 AM

I am interested in joining a real estate investment club in new york, south beach fl, or southern california. I have been flipping properties in the detroit metro area for 5 years and I know if I can profit here I CAN PROFIT ANYWHERE!!!!!!!!! LEADS ANYONE

Posted by: Maurice at December 12, 2006 08:25 PM

I believe Realty is a SHAM!!! I signed up for their "FREE" 7 day trail …little did I

know they would use my credit card info to tie me into one of their advertising partners.

Somehow I was signed up for Property Investor magazine @ $30 bucks and didn't know it until I checked my statement

I called Property Investor Magazine and they told me that’s lots of people had the

same problem and that I would get a refund. I haven’t seen the refund yet !. WARNING stay away

from and Property Investor Magazine. They are two companies that care more about their bottom lines then the people they serve. Shameful! THAT’S BAD BUSINESS

Posted by: THE REAL DEAL at December 29, 2006 02:09 PM

Consider this. American Association of Small Property Owners, a grassroots lobbying group, estimates that over ten million Americans are owners of residential and commercial investment properties. That's a lot of investors, and they're not going to all going to pack it in when the market hits the next downcycle.

Chasing the next boom market is a shell game. That's speculation. But there will always be a role for investors. They house America!

Christohper Smith

Posted by: Christopher Smith at December 31, 2006 10:37 AM


my is Perin, I would like to joint a Real Estate Investment Club in my area zip code 33028 in broward County Florida. Please contact me via e-mail @ or my cell 786-246-5489. thank you in advance.

Posted by: Perin Pierre at January 3, 2007 07:55 PM

The Richmond REIA, a member of National REIA, began a few years ago. Our group is growing consistently. With over 195 members to date I find it tough to believe that real estate investing is the wrong industry to get into. The bottom line is that you make your money when you BUY, not when you sell. That's true in any market - hot or cold. Our group promotes education and networking and that is why we retain so many members and our turnover rate is almost non-existent. Select a group wisely. And if you are serious about real estate investing, I strongly urge you to join one.

- Troy Ross, President of RREIA

Posted by: Troy Ross at January 3, 2007 11:42 PM


I'm a journalist and currently doing feature stories on the real estate sector in San Francisco Bay Area.

Would appreciate if you could suggest some relevant information guides/links in this regard.



Posted by: Binay Gupta at January 8, 2007 07:37 AM


Former Ivy leaguer here looking for some guidance in regards to purchasing real-estate for rental purposes, as an 'absentee landlord', without hiring a property manager. My profession dictates that I am not in the area I am looking to purchase in and I am constantly moving. Being that Upstate NY, Westchester, and the NY Metropolitan area tend to be, to say the least, higher-dollar market, I am hesitant to look to a property manager while not physically present. While many individuals have proven track records and a plethora of experience, I am also aware of some real horror stories.

While I am, at 26, prepared to invest the time and capitol to get my project (no pun intended) off the ground, I am perplexed by this issue that faces me. My aunt, who is an established property-owner, says not to even consider the venture, due to this ethical dilema, i.e., would everything run the way I wanted it to be run in my absence?, would my tenants be properly taken care of in regards to the state of the building and their contracts, and, of course, the reason we invest in the first place; would I see the maximum profit and potential to further the venture (growth) as I see fit.

Essentially, this is the single, most pressing issue for me and the sole reason why I have not yet taken the leap of faith into one of the few markets of seemingly endless potential. Anyway, if I could get some opinions (I'll consider all sources, preferably experienced), I would greatly appreciate it.

Thank you.


Posted by: Mike Oplinger at January 21, 2007 06:21 AM

I live in US and since last five years I made various real estate investments in India and very excited about the growth aspects in cities like Bangalore. India's real estate market is just booming and people with internatilnal exposure could make a killing in that environment.Is there any one interested in partnering in some ventures i would like to share my experience.

Posted by: KP at January 23, 2007 07:24 AM

I've been doing real estate investing for over 20 years. I still do it and own a real estate company. I've done great in good and bad markets in the Phoenix area. I'm thinking of setting up my own investment club and wonder if anyone has any great tips???

Posted by: Brett at January 24, 2007 01:35 PM

Real Estate Clubs are essential for any real estate investors. Whether they are beginner or experienced. I run a club in Michigan - National Real Estate Network. It is a premier Real Estate Investing Club with 200+ members. National Real Estate Network (NREN) has been growing at a rapid pace with 200 + members in short 14 months. NREN provides Real Estate Investing Tips, knowlege to members. NREN invites National Speakers experienced at different real estate investing strategies every month. NREN also has 1 full hour of networking; where new and experienced investors can network with each other. NREN has created EXPO like environment where Preferred Vendors can get tables and can market services to investors. This is great way for an investor to build Dream team. National Real Estate Network also provides access to a Software System called NiteOwl through which you can get comps; see arial view of house; get owner's information and also figure out at what price they bought the house. That itself is worth more than $300. NREN's yearly membership is only $150/year. That's a huge benefit for anyone who wants to take action!!

Real Estate Investment Clubs are meetings of minds and a forum for investors to learn from other investors and guest speakers and market their properties and services. I'm member of 4 other local REIA in Michigan.

Janak Mehta

VP New Business Development

National Real Estate Network

Posted by: Janak Mehta at January 25, 2007 12:14 PM

Most of you make very good points. Real estate investing clubs can be great resources for deals and eduction but the reality is that you'll never buy property sitting in a meeting. Although the connections you make can be invaluable.

Now that home builders aren't building like they used to and it's becoming more difficult to sell a home in many markets around the U.S. the uninformed investors are leaving the industry in droves but NOW IS THE TIME TO BUY! Many savvy millionaires are going to be made in the coming years while all the analyst advise that real estate isn't the place to be. Trust me, right now a real estate investing meeting is a lot better place to be than a stock market investing club.

(And don't forget that there are many invaluable and inexpensive websites and books on the subject of real estate investing.)

John Freudenberg

Managing Director

Good Fortune Enterprises, llc

Posted by: John Freudenberg at January 26, 2007 10:15 PM

Investment clubs are a great way to get exposed to other investors and new ideas but pick your club carefully. Some of them are progressive and on the cutting edge of new techniques and others are antiquated, stuck in their ways and unwilling to consider anything new.

Surrounding yourself with *successful* investors can fuel your passion for real estate.

Posted by: Liz Patrick at February 2, 2007 07:00 PM

John makes an excellent point. People flock to a hot stock at the height of it's run only to bail out as the traders scream "sell". In Real Estate, the smart investor looks at the softening market as an ideal buying time. My clients make an average of $50,000 per transaction by understanding the extreme importance of timing in the beach market. We are like "swing traders"...timing the cyclical "mood" of our market. Looking for investor clubs in coastal Carolina's....any thoughts? Mark Gagliardi

Posted by: Mark Gagliardi, Realtor Emerald Isle, NC at February 2, 2007 09:45 PM

I'm with Mark and John... Buy low and sell high. We're heading toward the bottom of the cycle. Mark Gagliardi, email me at I'm from eastern NC and live in Winston.

Posted by: keith at February 5, 2007 11:19 PM

Click Here for the details :

Posted by: Larry Beard at February 8, 2007 04:29 PM

I am a Loan Officer living at the Jersey Shore. I have decided to relocate back to my home state of NC and will be living / working in the Raleigh area. I would like to find out if there are any established real estate investment groups I could join located in RTP. I've been doing a lot of research on this subject and would like to take the next step.

Posted by: Cindy McCool at February 9, 2007 02:39 PM

Real estate investor clubs are definately a good thing. I am personally a member of close to 10 different groups. Over the last few years there has been a huge number of "Get Rich Quick Programs".

I decided to found my own real estate club. We are located in Roseville, Michigan. Last month alone we had over 130 guests at our event. We have been dubbed "Michigan's Premier Real Estate Investor's Club". Our mission is to provide an entrepreneurial atmosphere for real estate investors and professionals to reach greater real estate goals.

Please take the time to view our website at

We are a not-for-profit organization, and if anyone has questions on how to start a super successful real estate investors club like the REIA of Macomb, feel free to contact us.

Posted by: Dylan Tanaka at February 11, 2007 09:04 AM

Looking for land inveator that is the next development coming around the corner or down the stree.

Posted by: Gilbert Santana at February 13, 2007 06:10 PM

to mike, i have found that the best job an investor can have is to manage the managers when it is long distance (absentee) ownership. With a system in place, the strength of resolution to adhere to the system, unexpected (unannounced) visits to the property, setting up bank acounts in the locale that the manager can only deposit into, moving the funds into a dual access account for invoices, paying on invoices only, and remembering that you are the owner--will help to establish you as a true investor. I have found over the years that it has been easy to have my clients make a plan. That comes with the excitement of new property ownership. The problem comes with the implementation and followup. Many times, investors forget that the property they invested in needs nurturing, discipline and training, much like a new puppy. If you want to be able to leave that puppy alone in the house for a day you have to be willing to train and discipline for some period of time before leaving will get the results you desire.

Posted by: diane at February 22, 2007 11:42 PM

would be interested in joining a real estate invrsting club. in the brookville indiana area, harrison,ohio area. call 1 812 637 0361

Posted by: willian p brown at March 7, 2007 04:02 PM

For those of you that are looking for a club in the Central and South Texas area (San Antonio), check out It is a real estate investment organization that is designed to assist investors with their education and provide a forum for exchanging ideas and deals with other investors.

Rick Hernandez

Author, Mentor Http://

Posted by: Rick Hernandez at March 12, 2007 12:50 PM

REIA's are great resources in any market to network and learn real estate investing. Real estate investment associations or clubs do not need to be big or "profitable" in order to provide their members benefits. The game of real estate investing is about knowledge and in particular local real estate knowledge, so it doesn't matter what the curent market is; professionals or those that are educated and realistic can do quite well in an up or down market, and actually should do better in a down market. So I look forward to the "bad" real estate market and will see you at the next REIA meeting.

Posted by: Scott Patterson at March 15, 2007 01:19 AM

Real estate investing is a people business so the more people you know the more people you can help and a successful real estate investor solves problems.

Come visit and network with 3300 other helpful investors at I hope to see you there.

Posted by: Dan Auito at March 15, 2007 11:47 PM

It seems that the last really hot real estate market in the U.S. is just south of the Salt Lake City (Utah) valley, specifically areas around the championship golf-course communities of The Ranches at Eagle Mountain and Saratoga Springs. Home sales and price appreciations are strong. The reasons for strong home sales seems to be a limited supply of homes and the increased migration of Californians to this area as e.g. Micron is hiring 1,000 new workers and 60% of Utah companies are planning to hire this year. Also, its expected that approx. 1 million people will move to the Wasatch front within the next 10 - 12 years.

The home appreciations are taking place because the whole Salt Lake City valley is a few years behind the national average - after the Olympics the real estate market took a dive with real estate prices beginning to recover in 2005 and the momentum is increasing.

$300k will still buy you a very nice newer home in this area, although some surrounding areas have already appreciated a lot in the last 6 - 9 months like Highland, Alpine, Cedar Hills, and even Lehi and Pleasant Grove, and also Saratoga Springs is appreciating quickly followed by The Ranches at Eagle Mountain which is still lagging behind a bit. Where else can you get million-dollar views of a lake, mountains, valley, city, canyon and hills at a bargain price?

Here are some Websites that might be interesting for researching the area:


Posted by: at March 16, 2007 07:49 PM

Cindy McCool, Send me an email so we can chat...I can help you out with

Posted by: Keith Parsh at March 26, 2007 09:40 AM

Is there an investment club in 90019 zip, Los Angeles? E-mail or call me at 323 302-5154. Thanks.

Posted by: sonni at March 28, 2007 05:01 AM

I am looking for an investment group or a mentor in the New York City area. Can anyone give me a suggestion.

Posted by: Angela at March 31, 2007 01:57 PM


Landlords/Investors can post information on this site about previous tenants. This site provides unlimited postings and searches.

This site is very useful for landlords that want to find out more information about a perspective tenant.

Posted by: Joseph Collins at April 2, 2007 11:05 PM


The total value of real estate in NZ has more than doubled in past 6 years (Statistics NZ). This has lead to a huge consumer borrowing and spending binge, resulting in lowest unemployment in a decade and huge current and trade deficits. The debt service ratio and household debt is at records highs, savings are at their lowest levels. The Reserve Bank has warned about the trend of easy liquidity through overseas flows being unsustainable and has increased interest rates to moderate the housing price rise. The higher interest unfortunately attract more funds from overseas chasing higher yields resulting in a stronger dollar and continued increase in consumption. The going is good so far, but NZ needs to take a clue from countries that are depending on asset inflation (appreciation) and consumption for growth rather than productivity improvements and investments. The higher dollar and lowest productivity on record does not paint a healthy picture and it is only a question of time when the housing market stabilizes and then crashes (the population per sq km in NZ is among the lowest), there is plenty of land to expand. Any external/internal event can cause the foreigners to pull their money out of NZ, that will result in a crash in the kiwi and probably a recession. It is important for the Reserve Bank to come out with some other measures to get the macro structure in place before it is too late, once the party is over, someone has to pick the bill.

Sunil Dhall

Posted by: Sunil Dhall at April 5, 2007 03:13 PM

REALTYTRAC.COM Is i RIP OFF I canceled within the 7 day trail period yet they keep charging my credit card.Even after I emailed them about their mistake.

Do not sign up!!!!

Posted by: Susan Forde at April 5, 2007 09:44 PM

interested in fixer uppers

Posted by: nessa at April 6, 2007 01:02 PM

I heard about this new online service that gives you all the paperwork and finds properties for you to invest in I signed up a week ago and I got an email saying that it was about to launch, Id rather just pay for this online system than pay more to a "mentor" that will take all my money and leave. That site is

Posted by: Liz Arreguin at April 6, 2007 02:44 PM

I work for a company that helps individuals convert their IRA funds into a self-directed IRA, LLC so they can control their funds with their LLC checkbook. This makes real estate investing with IRA funds easier and less expensive as there are minimal annual custodial fees, no fees for writing checks and no custodian to approve your purchasing decisions.

Posted by: Peg Dennis at April 6, 2007 04:05 PM

if any one there i am brand new in the real estate investor business. i am looking to make money but i need retailers and/or investors in San Diego area. here is my cell# 619-632-7843. perhaps we can talk business if you are interested. you can send an email. I am also interested in joining the real estate club.

Posted by: leonard at April 7, 2007 10:36 PM

We are here for YOU! We encourage you to join US! We are a group of 3400+ real estate investors from across the country who seek to network with all types of real estate industry players while sharing information, resources and good advice at no charge!

Please stop in to have a look at the forum or to say hello to your new real estate investors family on the web at I sincerely hope to see you there. Dan Auito

Posted by: Dan Auito at April 18, 2007 01:07 PM

I ALSO had problems cancelling service from Even though I had called their 'customer service' line many times since September of 2006 they STILL billed me through April of 2007! I called my visa company and had termination orders, confirmation numbers on both sides, logs of whom I spoke to, the times etc.. and eventually the credit card company has recently lost me as a customer. I cancelled their credit card to prove the point of being tired of being screwed each month and that I really did not need their card in the first place.

Posted by: $am at April 23, 2007 12:28 PM

I ALSO had problems cancelling service from Even though I had called their 'customer service' line many times since September of 2006 they STILL billed me through April of 2007! I called my visa company and had termination orders, confirmation numbers on both sides, logs of whom I spoke to, the times etc.. and eventually the credit card company has recently lost me as a customer. I cancelled their credit card to prove the point of being tired of being screwed each month and that I really did not need their card in the first place.

Posted by: $am at April 23, 2007 12:30 PM

I have been involved in the purchase rehabilitation and sale of quite a number of homes from 2004 though early 2007. Also I have been involved with Real Estate Investment Group. What I noticed was that the successful non-Realtor investors had developed a close working relationship with one Realtor. In many cases that relationship was basically a partnership. The way that partnership worked varied but usually involved the Realtors time as his/her main investment in the partnership. Time not only finding & researching the properties in the beginning, & marketing/selling the properties at the end, but also time helping to coordinate the rehabilitation of the properties. Mainly that involved helping to design the improvements to the property to acting as one of the foreman of the project. In the end what made some of these groups very successful where others were not, was that they had a realistic view on profits and would shoot for reasonable profit levels on each home, get it to sell quickly and move on to the next project. That approach ties their money up for much less time. That approach is very critical in today's market conditions here in Morristown, Morris township, Madison, Chatham and Florham Park New Jersey, where there are lots of homes to choose from.

James Boyer

Keller Williams Realty

488 Springfield Ave.

Summit, NJ 07901

973-647-0253 Mobil

973-376-0033 Office

Posted by: James Boyer at May 4, 2007 09:06 AM

I am looking for an investment group in the New York City area and to get into real estate investing/developing. Any suggestions would be much appreciated.

Posted by: Lucas Hale at May 8, 2007 01:35 PM

It Stinks that you put No follow Tags on the web addresses that you encurage people to post with their responce to the blog. If you want people to post their website at least give them some credit for it.

Come On Business Week, Remove the Web addresses or Remove the No Follow tags!!

Posted by: website owner at May 8, 2007 09:45 PM

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