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So there you have it, only $128,595 to bring the 36-unit building up to acceptable standards This figure did not even allow for the tenant turnover that would surely occur For a project like this, I would estimate a turnover ratio of 75 percent, or 27 out of the 36 units For every tenant that moved, I would incur a make-ready expense and also a loss of rents On average, this would be about $1,000 This number was higher than normal because of the extensive work required on the interiors of the units So I could add another $27,000 to the cost of the project, bringing the total up to $155,595, or $4,322 per unit At the price I was paying for the apartment complex, there would be very little upside potential left, if any, by the time I invested the additional money for the required capital improvements.

Now here s the last step: How do you decide what to sell from your current holdings to create your newly balanced portfolio First, look around for your losers. If nothing else, you can use your losses to offset your capital gains at tax time. Here are a few things to look for in a losing stock: Are earnings falling either for the company or for the industry

USE OF CORE (SYSTEMS ENGINEERING TOOL)

I faxed the list of repairs to the broker back in Texas and explained to him that the price we had initially agreed on no longer made sense from an investment standpoint I was about to exercise my right to terminate my interest in both properties when the broker persuaded me to make one last counteroffer Quite frankly, I was ready to be through with this deal, but I agreed to make one final counter, thinking what the heck, with the right terms and conditions in place, it could still prove to be profitable My counteroffer was to leave the sales price exactly as it was, but to receive a credit for repairs of $125,000 at closing This way I would not have to come up with the capital for the repairs out of pocket.

agreed and asked him, Jerry, why couldn t you wait until you came back to New York W hy did you call me on a Saturday night His answer was, W hen I flew out last night I was sitting beside a man who happened to mention that he was a big real estate operator. I told him my whole story and he said there s only one lawyer you should use, George Ross, he s my lawyer but he s probably too busy to handle your matter. So I decided I better call you right away. I got Jerry his $5 million and he was so excited he thought he had discovered an untapped world of real estate opportunity. He said he was thinking of buying property in another area he perceived as a strategic location and go into land banking as a business. I warned him, Jerry, what happened to you is a fluke. Don t think it will happen again. I strongly suggest that you put the money into something you know. A short time later he asked me what I thought of a particular property he was contemplating buying for land banking. I told him, Jerry, forget it, I know that block. Sol Goldman has it locked up with the piece next door and you ll die holding the piece you re contemplating buying. He didn t like my comment so he hired another lawyer and bought the parcel I warned him about. In three years, he managed to blow the entire $5 million. Be forewarned: Land banking is not for the timid or those with limited resources. Staying power is a prerequisite.