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218: Resilience of Apartment Investments During the Pandemic: Dante Andrade

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Buck: Welcome back to the show everyone. Today my guest on Wealth Formula Podcast, well he’s been on the show before. He is a partner of mine actually. His name is Dante Andrade and Dante is based in Dallas Texas and he is a pretty prolific real estate broker commercial broker dealing with multifamily apartment buildings, larger acquisitions, has done over a billion dollars in transactions, has been in the game over there for some time, he’s also an owner and you know a lot of units, he’s an asset manager and most recently he and I actually have a partnership that we formed called Touro where we had acquired a couple of large apartment buildings in Dallas over the last six months which we’ll talk about in a little bit but I invited Dante to come on the show because I think you know a lot of people are still very very curious of what’s going on in this world of multifamily and you know we had Ken McElroy on the show last week and he certainly had his vision of what’s going on, what’s gonna happen. Of course, Kenny’s perspective is also probably a little bit different in that he focuses on A class apartment buildings, new construction, things like that. So you know there’s different perspectives, there’s different views from the ground and for that reason, I would like to reintroduce you to my friend colleague and expert in the apartment building space Dante Andrade. Welcome back.

Dante: Thank you for the opportunity and for the amazing introduction. Glad to be here talking to you again and talking to your audience about multifamily. It’s something that I was so passionate and we as made us a ton of money and we plan to continue that way.

Buck: Yeah you know it’s interesting because we live in this is certainly the strangest period of time I’ve ever lived through and you know you and I have talked about a whole lot of you know crazy, crazy things that are happening you know to people you know not only in finance but in every way possible. And so things are so unpredictable right now and I think people are looking for answers. I think answers are tough to get. The future is very difficult to predict you know and so the best thing that we can do right now is to get a lot of different perspective of what’s actually unfolding before our eyes and as a broker in multifamily and as an asset manager general partner in several deals limited partner as well, you have got sort of a first-row view as do I on what’s going on, especially in Dallas Texas. So tell me let’s start with this. I know you don’t have necessarily a national perspective let’s focus on Dallas and you know whatever national numbers you may know about. What today has been the net result of this entire Covid assault on multifamily?

Dante: Well it’s a great question back and you know even though most of my investments are in Texas and some other states but I do keep up with the national trends and what’s happening all around and I gotta be honest. Back in March when all this was starting and I remember us having the discussions and I’m asking about you your medical perspective and I have family that’s in you know in really highly affected areas in the medical field there were fitting this information and constant reading of the news I did lose a few nights of sleep back in March thinking okay this is no one’s gonna pay rent this is gonna be really bad and I have about 80 percent of my net worth is in multifamily. So you know when I have people investing with me I want to know that we are fully committed so I lose a few nights of sleep and woke up in the middle of the night okay we’re gonna start from scratch.

Buck: Yeah because I remember Dante that before this whole started you had a big head of hair.

Dante: And then it all just went away, had nothing to do over the years when that happened. But then it was very surprising when this came. So for Texas the lockdown came second week of March and we had already collected you know a big portion of the ransom people continue paying but April was the big deal right no one is gonna pay in April. Well April came and everybody paid right and then May became the big deal and it happened again in our in June. So I’ve you know and I’ve turned down turned off the news completely and I’m focusing on the data and on the day to day and what’s actually wrapped with operations those maybe first or second week of a little bit of news influenced panic. We kind of did not follow the strategy that a lot of operators are following as far as the bad web component and rehabs and how to manage the properties and you know in my goal has been I’m gonna close monitor the numbers and I’m gonna make adjustments at the numbers as the data is telling me to operate right, not on future data and I feel like you know copy here your past career buck but a little bit as a physician. Physician doesn’t think what’s gonna happen in the future most of the time is reading the data that the patients are providing at the moment right there running labs every single day, they are you know adjusting the medication, adjusting the respirator on a to hourly basis based on the data that they’re getting back from the patients. So that’s the approach that I’ve been taking with our property and it has been extremely successful.

Buck: Let’s back up though like in terms of I mean what do you know about say rent collections at the national level what’s going on?

Dante: I have I gather some numbers so let’s look at 2019. So looking at the national multi-family housing console data this is about eleven and a half million apartment units reporting all over the US and April 2019 we had ninety-seven point seven collections meaning out of the hundred percent possible that could be collected 97.7 was collected. So really really high number this is overall all classes ABCs all over the country right may of two thousand nineteen ninety-six point six. Now if you compare this data now to 2020 a year later we’re looking at April we had ninety-four point six. So you’re looking at a three points drop in the collections between April last year to this year. And then if you look at me 95.1 comparing to ninety six point six so now we may were looking at one-and-a-half exactly drop in the collections. Now this is across all these spaces all the different multifamily areas.

Buck: All the markets, right? And then we’re also talking about ABC and D

Dante: ABC’s prelease, you know this is eleven point five million apartment units all over the US reporting. So 95.1% collection collected for the month of May. This is a very very strong year and if you compare this to other industries with where their collections went, we are you know at the forefront I think maybe behind Amazon and Walmart, I would say single is probably the next one in line that is you know just doing really well.

Buck: One of the things that you know Ken and I talked about on the last show wise you know right now you know we chose Texas and Arizona and some of these other red states you know because their landlord-friendly and because the politics make it easier to run a business and that sort of thing but you know I look at those numbers right now and you know even the 3% drop from April 19 to 20 or then a 1.5 to May and 19 to 20 and I’m thinking gosh I bet a lot of that’s happening in like California and New York where it’s you know these guys are getting hammered. I mean I have investors you know we have investors you and me but you know certainly other people in our group that are based in California that are particularly wondering what’s going on because the climate out here is very much well you hear about rent strikes and all that kind of thing. For perspective, what do you know about you know Texas what do you know about what’s going on in Texas in particular?

Dante: If you narrow down to Texas you know with the submarket aspect of it. Look at Texas over all those numbers are about a point I have to two points higher than the national level and I got a really good source. So we use a third-party management company Wayne and multi-family they have about 25,000 units that they manage themselves between Texas in a little bit in Oklahoma so and I asked for their numbers and they are mainly on the B and C space and I talked to the CEO this morning just kind of like given the updated data where we are so they’ve always been operating between 96 and 97 percent collections. This is very normal on the C space you always have skips and evictions you know we didn’t look for demographics that not everybody always says so it’s to be a 97% it’s you know it’s a win. And now they are April they had collections of 93 and a half percent. And for May there were ninety two point three in our junior collecting about the same as they did for me so they should be about 93 percent.

Buck: And was last year then?

Dante: Last year did about 96 or 97 percent comparing those numbers.

Buck: Okay so they’re above four or five percent down, so that that’s actually pretty you know significant and in line not too different from national numbers. That actually surprised me. Although we heard they do have they do have a lot of property in Oklahoma as well which I remember you and I talking and I said we are not going into Oklahoma.

Dante: And that was the right call about five years ago. So those yeah go ahead so those numbers and then looking now if you break down the portfolio here of 25,000 units they’re looking with a lot of properties there were sixty seventy percent occupancy right and you’re looking at properties that were 100 percent occupied like ours. So they are specifically on the C value ad space turning a lot of C’s to B’c or just improving the C’s and those are very, very strong numbers you know as far as collections go across the board. Now if you know and I think the success of I mean we have a lot of properties on oil and we have some progress they are hurting fortunately not in our portfolio and I think it all has to do with asset location and operation operations. In the city of Dallas you know in the Metroplex there are areas they’re gonna always outperform in there are areas they’re you know maybe the operator can look at all the risk/reward here is excellent and you know which something happens on in the founder or not we’re experiencing right now this prop is a software so I do know a properties they are filing for forbearance from the from the for the lenders you know which is not you know it’s so we can get into that but it’s really a poison pill to get into forbearance right now you gotta you know try to stay away from that as much as you can and at the same time we have assets they are you know that they’re struggling but they were already not doing really well before this happened this is just exacerbating the problem.

Buck: Well I think that’s the key right because there is a difference between operators there is a difference between how you run a property just like any business right. As you know we have you know a few different groups that we have well at least one we have one other group that I do multifamily with and is a partnership we actually look at the same type of property as I do when I’m with them but we do very different things with them. Both groups are doing extremely well but the business models are completely different. Now, on the other hand, you can have a model that you know is the same or whatever with us but they’re not executing and therefore it’s not just about the asset it’s about the people and the execution and that’s what we’re starting to see we’re trying you know I guess the old saying about you know the water kind of going out and seeing who’s swimming naked and then that’s kind of what we’re seeing right now. If people were struggling and not cash flowing be our you know at least being cashflow positive at the asset level beforehand then they are going to get especially hurt now. But tell me a little bit about those specifically because people are asking all the time are you seeing distressed properties? Is there distress out there that you’re seeing, what are you seeing right now, is it starting to unfold, are you just seeing like there’s just too many you know too much protection for that to happen for these people, etc right now?

Dante: So in that back in March when this was always starting there was one of the you know the the theme talked about within the groups and a lot of other operators oh we gotta have distress is we’re gonna be able to pick this up you know and 50 cents on the dollar anyone that sitting on cash is gonna be great and I felt really good both me and you were sitting in good cash position and ready to take advantage of the opportunities, they are nowhere to be found really. I mean I can count two properties out of everything that I tracked in the Dallas, Fort Worth area they are actually struggling and they’re looking for offers and still, the offers don’t make sense. Nothing over huge discount looking at you know a 10% discount even though the proper is not cash flowing. So no the opportunities are not here you know I’m gonna try to not project what’s happening in the future because it’s a very uncertain time it’s about. Deep inside I do not feel they’re gonna come yeah and there are different reasons for that. There is a lot of cash in equity looking to be multifamily and even if this is happening in some other asset classes are not performing as well people are all even people that were not awaken to most like family before now they’re looking wow I got a movie to that asset so that’s causing you know a couple of the deals that were listed during this period of time only two deals I can say was officially listed in the DFW market and I walked closely with the listing brokers on those assets and they had more offers than they expected. The ratio of offers to property tours were huge and they got the asking prices on both assets.

Buck: So I want to try to peel this apart because there’s a reason for this isn’t this is really important it mean in order to do that, start by so you know you and I obviously we have Touro we have two fairly large transactions in the last six you know six to eight months or whatever now I keep saying six months but that was in March year ago now right so we had to within six months and then we just kind of and then we kind of you know we ran into some of these things so we’ve not bought anything but talk about you know and you and I both aside from our partnership have a lot of units but let’s focus on these two. Talk about the performance since March specifically in this because I want to break this down and help people understand you know how this impacts the market as a whole.

Dante: Yeah so I want to start with Sedona Ranch so that’s the two hundred fifty-three units 1972 construction that we acquired July 31st of 2019 all right. So the property was very stable and pretty much 97% occupied when we took over. We did have a big value-add plan of upgrading about 200 of the units and increasing performer rents. So that has been successful from day one the proper has been cash flowing, would pay distribution street investors on time and ahead of what was expected percentage-wise and we had record collections, I mean the top number we’ve had on all three March April in May. And if I look at the main collection comparing to February it was actually a whole two percent higher. So every month even during the lockdown in Covid, we are increased in the income we’re having move-ins, we’ve been churning the units, we’ve been upgrading the units and that’s one of the aspects that I mentioned to you there are a lot of operators right off the bat say no more upgrades, no more you know I’m gonna stop putting money into the property. Our business plan we already had the money separator for that right so we had that money reserved to make the investors this is not coming out of cashflow not of the investors expense so I decided to continue doing that and monitor what kind of rents are we getting. Are we hitting proforma and in a few units we actually bumped the rents a little bit because there was such a high demand and we ended up getting those record collections for March, April and May at Sedona and right now as of this morning I checked and we are in 98 percent collected comparing to the June to the main number and you spoke with my manager and we still have about another seven thousand that we’re gonna collect so we are gonna wrap with another record month here by next week for the month of June.

Buck: And then the other one was you know we were not as far along and turning around but it’s also performing extremely well.

Dante: Yes two hundred fifty-nine units in Irving Texas performing really well and I would say that one is day one initially when all the bad news was around you know we acquired in January so February you know we’re really pushing to implement our business plan and we’re pushing for higher vacancies. So we were caught with about 18 vacant units when the lockdown happened you know it may be that that’s the one that caused me to lose a little bit of sleep ove. So we had 18 vacant units is like great no one is gonna tour no one’s gonna show up you know these are gonna be empty for a while but just kept monitoring the data and instead of just stopping the rehab plan, what we did we brought an extra person to walk on the rehab. So instead of pulling back it’s like no actually gonna put in a little bit more money here, got an extra person we usually operate with three people outside we have four people up to the stay to make sure all those units were turned in time and what happened is traffic still came in it was to tour we type in a brand new website and we had pictures and people looked and we leased so it’s a number that really surprised me the month of April we leased 13 units all of them at proforma rates, not a single concession not a single discount. And since March would be able to lease 25 units at that property, all of them a proforma and I mentioned a couple weeks ago one of the units part of our plan was to turn some of the very large two bedrooms into three bedrooms just because there is a high demand on the market we decided to bar the rents from that three-bedroom because they were flying off the shelf if I can say that and we decided to increase another hundred dollars I just thought my manager let’s just try to see what happens by the next day in the afternoon she called me and said hey Dante, we already leased that unit full deposit qualified tenants.

Buck: Yeah so the bottom line is I think there’s so there’s what I was getting at here is okay well I’m sure Dante and I like to brag but there’s no question about that but there’s something I want there’s a tape there’s a couple of takeaways here. On top of that we have benefited a little bit and additionally, with some you know PPP money etc things like that to help that that have actually you know potentially even helped drive up or net operating income, that’s happened with a lot of businesses much less real estate. So what net end result of this as I’m seeing it and you know from Dante and my perspective is that the strong operators are getting stronger because the need for housing is there. People in at least in markets where you know there’s not rent strikes and that kind of thing, they need to pay for food, they need to pay the rent and they understand that, they need a place to live and that demand has not changed. So the demand has not changed and we have therefore continued with our value-add plan it’s working and here’s the thing, now if you’re a bad operator in this space or you’re not doing very well you’re not performing because the good operators are performing and their assets are really shining and showing a significant hedge against what’s happening you know in the economy as a whole. All of a sudden people are looking at these properties that are not performing well and saying well gosh I mean maybe we can you know these things are worth a lot more I mean look at how everybody else is performing here. So in effect the poor operators are not having to sell their properties at distress because the asset class and specifically the sub asset class is showing such durability during this time that people are just interested in it. And so that’s one of the big reasons that the people who have not been actually performing well and who’ve got these properties that they’ve just not done a good job with might actually come out ahead here because now they have a reason to point to with their investors and then they actually have buyers who are saying well gosh look it, this is like that such a terrible time we can still come in here and make money. We just have to you know buy this from the you know software engineer who thought he was gonna do this with this full-time job and you know brought along a hundred of his friends for the ride you know. But your comments on that?

Dante: Oh hundred percent that’s a very valid point people are looking at the performance at their own property and I’m doing that myself for like looking the performance of my own properties in that’s with those lenses with those set of eyes I’m looking at possible opportunities which they’re not a whole lot of them right now but yeah operators are not you know and I can give you examples and stories or you know operators doing asset management from overseas without visiting the property over here you know those are the kind of are struggling right now but the people are walking and looking at the performance so they actually ignoring how the property is performing at the moment and they’re still coming out in bidding. So the expectation that there will be a lot of discounted properties you know it’s not happening and that’s most likely one of the big reasons just because if everybody else is performing in there one is not I can fix that right and usually especially if you’re already you know in this space and you have an operation in a teeny place that you believe that you can deliver those.

Buck: So the moral of the story here and let me simplify this because this is an important point this doesn’t this doesn’t actually go against the idea that there would potentially be defaults and poor performing properties and distressed properties, but because there’s sort of this you know binary landscape where you have some who are doing extremely well and then just a handful that are doing badly the ones that are doing badly are actually not going to probably end up having to sell at a discount they’ll end up selling probably as much if not more than they did before.

Dante: Correct 100 percent and you know in the properties are performing well when you touch it on the PPP and I haven’t even broken the news story investors yet.

Buck: Well you could say you could save that for the newsletter.

Dante: Yeah they’re gonna hear this on the podcast first but yeah we were not counting on PPP and actually it came through and you know and we’re taking it well you know the rules keep changing on how much it’s gonna be forgiven I think most of it will be forgiven and we’ll keeping that on the balance sheet as of that but this is just an added bonus really because the properties will perform well even without it. Wut then one is just going to be an extra bonus and an extra cushion you know two different things that we could do at the property.

Buck: And it keeps us safe you know because at the end of the day here’s the thing is that you know Dante and I talked about distributions etc things like that but I still am not comfortable doing that because even though these properties are making money it’s better just to keep it in the account you know wait for this stupid vaccine to get here for this problem to become a thing of the past rather than going and put yourself in a position where you’re not capitalized.

Dante: Yeah and I’ve got this question a lot when people ask me okay why you know especially if they’re not in this space why are people still paying rent right and the media was trying to push all the rent strikes gonna be across the country and that does exist in some more of the eastern and western you know areas of the country but it also may be a different demographics right a different asset classes you’re looking at the A class you know in people that have been unemployed but a few of the reasons that this purpose of be performing so well not only you know just the market overall was so strong the tenants are working. People are doing a lot of overtime we have a lot of tenants that are working warehouse jobs and cleaning landscaping construction health care and they are working and I’ve talked to you know the manager always trying to keep opposed what’s happening at the ground level of the property and they actually doing overtime working seven days a week at Amazon and Walmart warehouses. And there is a lot of job mobility you know.

Buck: That’s right and you know the other thing about when you’re in sort of the working class that we’re in you know a lot of these people are you know do a lot of cash work too and you know so maybe they’re getting unemployment now and then on top of that they’re getting cash and hey listen it is what it is right but they’re working they’re making money and culturally you know from the standpoint of where they live in the submarket etc it is in cross their mind that they shouldn’t actually pay to live.

Dante: Correct and we and we also made that message very clear at the beginning in a nice and gentle way right and I know some operators at the beginning say you must pay rent and end up in the TV news and they ended up on TV. Definitely not the kind of publicity we want.

We did deliver the same message but with a different situation say hey if you’ve been affected come talk to us we’ll walk with you. And we have avoided all late fees we have no charge any late fees over the past three months. We understand it is a challenging situation for many and we want to walk with you. We also put together a whole list of resources a lot of nonprofits and differ entities that would be helping tenants you know in the city of Dallas pass the legislation. They want we register free and we share with all the ten and say hey if you need help here are all the resources will help you fill out the paperwork if you need you know our managers in the office to help you do that and we’ll walk with you come and talk to us no one’s gonna be out on the street we’re going to void all eight fees and we also offer incentives for people there war paint on time just kind of an added bonus right since we were giving something for those that were struggling with it so I think those big part of it and at the same time people are be able even though they were laid off you know we had some ten and said the hospitality industry like hotels they were able to land something else really quick. There is a lot of job mobility at the working-class way more than there is you know in the mid-upper classes well you know if you lose your job it’s gonna be a six-month process of finding something else.

Buck: Let me ask you this do you I mean I know you know some people I don’t know if you know many people in the A space over there or not but are there their stare stories any different?

Dante: o not very different I do have some colleagues in the A space and then some developers that I you know get together and brainstorm and people pay you know people paying rents. What we are noticing is just maybe the traffic and the velocity of the lease-up you know when I talk to someone that was halfway through a new build here in the lease-up. The LA City decreased a lot so people it’ll be more Cash’s you know cautious it’s like instead of going to this you know $2,500 a month rent here at the penthouse problem gonna do the 1,800 nice B class. So definitely people there in the units they’re still paying rents the collections are really strong also but the velocity on the lease-up that’s what has been you know just the traffic and getting those units filled up has been a challenge.

Buck: Ken was talking about that. Ken McElroy but that’s again you know one of the differences is we actually have not seen a decrease in velocity you know and again I think it has very much to do with you know the idea that you know all real estate is fundamentally you know it’s not all the same right, of course, we know that office and commercial and retail are not the same as residential but we also need to understand that there’s a significant difference in demographics, there’s a significant difference between you know A class and B class and C class and we also need to understand that from one market to another, the laws the cost of living the living index all of these things come into play significantly and you know we’ve certainly planned for some of these based on you know larger economic things but sometimes it’s better to be lucky than smart.

Dante: Yeah 100%. The big items is also looking how the demographic that your clients are your tenants are how do they make decisions right understanding at a very ground level how are they making the decisions where their money coming from and how are they applying those sources. Believe it or not right after that six hundred government bailout came out there were a lot of large screen TV boxes in the dusters in the property. So that kind of decision-making in you know in feeding off their learning from that and I just seen operations in adjusting your marketing to fit you know your clientele plays a big part.

Buck: Okay so we’ve talked about and and in the point of this discussion was to look at a point in time right because we have, I have you know in the discussion with Ken last week you said we have we’ve been constantly talking about all right you know there’s this thing that happened and now there’s gonna be this you know the tsunami of trouble, The thing that like it’s that seems to me is particularly if there’s not a huge second wave if there ends up being a vaccine by Christmas which I think is seriously possible we may not have it may not be as severe as everyone thinks it is and that in itself is sort of danger right danger of being overly cautious or whatever but what do you see happening? I mean right now things are looking really good right but that doesn’t mean they’re gonna be you know it doesn’t mean we think that there’s nothing that can change what do you worry about?

Dante: Really just on their worries are more just on the acquisition side with the right bazaar all requisitions is based on a lot of amounts from debts from the agencies and they became really conservative right off the bat. So my brokerage business came to a halt you know in March and it’s taken a while a knife and that’s not just me but everybody that’s in the business you know volume transaction is really low. As far as the properties itself in operations and people payment even if we have a ripple effect here down the road, we have already looking at data and like I said I like to monitor the data what’s coming out of the data you know day to day week to week month to month basis and really comparing to last year which was a great time in the economy. House sales so looking now coming down to to our market here to Texas and you know and what I’m talking about in Texas applies to Arizona to Florida to Georgia to several of these states where we have a lot of migration from businesses leaving New York to live in California heading to those states in people questioning now now they’re walking from home became a reality for a lot of businesses, people are questioning why do I need to stay living in New York if I can come down to Texas or Arizona or Florida you know and have a cost of living that’s gonna be a third of what I’m spending out of the same salary. So that’s a trained not only corporations are moving our way but also people themselves even if their company’s not moving they’re having the flexibility and the mobility to just work from anywhere, I think that’s gonna be part of a new reality. So in the multi-family space, I do not have a lot of worries about that gifts anything people actually gonna be spending more time at home and also house sales have been dropping right so a lot of the bridge loans a lot of the riskier loans with lower down payments those went away. So a lot of the beginner homebuyers that could be buying houses with a little riskier loans those ones went away so what do they do if you cannot buy a house why are you gonna stay right on your partner right if you have any kind of uncertainty and you don’t feel good about the house for the next three to five years what are you gonna do you’re gonna continue rest you may stay on your same apartment may move to an apartment but we have Texas existing home sales dropped about 32% year over year and this is on top of a 22 percent slide that we have for the month of April. So this is overall Texas you know and it’s a very different story between Houston and Dallas in El Paso in Dallas completely different markets but overall you know we had a big decline on single-family sales which does the only thing that can happens with that is increased demand for apartment complexes which experience you might now and I forgot to mention Sedona is 100% occupied has been like that for the past 45 days.

Buck: That was our first acquisition for people who are wondering

Dante: My other properties are a hundred percent occupied. I have a lander inspection on Thursday and I don’t have any single units to show the lander and you know it’s a reality of people there war ready to buy a house now their loan went away they’re renting longer so I don’t see that changing and also it’s really going back in the stress that since the property let’s say that we do have high unemployment and we do have the repo effects that we’ve talked about it and things are be affected okay what if we have another five percent decrease what another 10 percent decrease this is one of the interest is performing the best we’re still gonna fare much better than having the money in other vehicles and it’s gonna be temporary.

Buck: Yeah and to that point too as long as you know we are in a cash flow positive position continuing to do very well I mean it’s if we sort of just don’t really care what the value of the property necessarily is going to be actually as you mentioned we right now would probably end up you know with a price if we were sellers that was not too different from what we would ordinarily get but even if it did go down you know being in a strong position where you don’t have to sell is really key in general to you know because I was thinking about you know one of the things maybe going on out on there and I haven’t heard anything about it but you know there are these larger institutional investors that are mandated to sell at a certain time etc and you know it did cross my mind that if it was more challenging to get the debt that that might somehow you know reduce the sale price on those properties but it doesn’t seem like that’s happened either so.

Dante: No not at all and I think the only the only people that would be caught right now is if you had a loan if you had a bridge loan that it was expiring so all the bridge lenders pretty much went away no one is doing business and many times when you do a bridge loan you do two years plus to renew so you do three years plus two years renews one year at a time it’s that time to renew they may go away and they force you to sell the property but going back to a point they may still get at that price just like how much equity and demand still there is and the properties you know are performing well.

Buck: And all of this is not to say that the tsunami is definitely not coming. It may be the case that there again there is a certain market certain asset classes certain sub asset classes and demographic areas that are going to get hit hard and then others may not. We’re already seeing that phenomenon in the economy already where is you know ecommerce is doing extremely well whereas other businesses service businesses vacation stuff like that really got hurt I mean if you were you know Dante you were at one point looking at some cruise stocks but you know there’s gonna be some of that but there are other areas that are actually getting boosted by the fundamental changes that are occurring in society because of because of what’s going on so who knows what’s going to happen this is certainly not you know Dante’s a very very positive here but it’s just another perspective as we talked before the key is to learn from you know people who know what they’re doing you heard from Ken last week you’re hearing from Dante this week a slightly different perspective. No one is right or wrong until we look at it in the perspective of history right. So Dante went up again thank you for coming back on Wealth Formula Podcast of obviously folks if you’re interested in learning more about Dante and what he does well you should probably just join the Investor Club because that’s where Dante and I do our magic together right so all right Dante thanks again

Dante: Thank you for the opportunity and I look forward to working together and you know I feel like summer is gonna be still a little slow a lot of uncertainty but I’m excited about the third in the fourth quarter I think things are gonna you know I’m looking bright.

Buck: Yeah and I’ll add to that I’m excited for the next you know seven, eight years after that because we have been waiting and waiting and waiting for the economy to slow down. Well it slowed down and I feel like we’re finally got some runway and it’s exciting to think about you know getting back into it and not feeling like you know the the Grim Reaper of the real estate cycles behind us so we’ll be right back.