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America’s Top 10 Real Estate News

America’s Most Affordable Big City 
According to a recent financial company analysis, Cleveland, Ohio is the most affordable of the country’s largest cities, with a yearly income of only $60,000 required for homeowners to live a comfortable lifestyle. The least affordable is Irvine, California, where an annual income of $326,645 is needed for homeowners to live comfortably.

U.S. Homes Inventory Hits the One-Million Mark 
For the first time since the winter of 2019, the number of U.S. homes for sale hit the one million mark. And 19% of the homes for sale had price reductions – the highest number since at least 2016.

America’s Wealthiest City
According to a recent analysis by two investment firms, New York City is the richest city in the world with 66 billionaires and 384,500 millionaires. The San Francisco-Bay Area came in a close second with 342,400 millionaires and 82 billionaires – more billionaires than New York. Tokyo came in third, Los Angeles in fifth and Chicago at #10.



Millionaire Renters Flocking To Miami
More people are choosing to rent rather than buy a home or condominium in Miami, Florida. While the number of rental millionaires has surged in Naples, Tampa and Orlando, the rental trend has become especially common in the Miami area, where the number of millionaire renter households has increased 325% since 2019.

U.S. Home Prices Still Going Up
Despite predictions of a drop in U.S. home prices, home prices rose 4.0% between the first quarter of 2024 and the first quarter of 2025. Prices rose in 89 of the 100 largest metropolitan areas with Newark, New Jersey at the top with an 11.6% price increase.

Billy Joel Sells Gatehouse For $7 million 
Not your ordinary gatehouse, Billy Joel has sold the gatehouse at his Long Island property for $7 million. Although Joel referred to the property as his gatehouse, it is actually two homes, the original gatehouse and a carriage house, which Billy combined the two into one 5,565-square-foot home with two kitchens and the large beachfront property. The main house on the property is a 20,000-square-foot beauty, which is still listed for sale at $39.9 million.



NYC’s First Concrete Building 
The first New York building made of concrete is for sale at $2.995 million. Built in the 1870s as a showroom for a construction company, the building’s exterior has been restored to its historic white-washed concrete, but the interior needs extensive repairs. Currently owned by Whole Foods, it has previously been on the market at asking prices as high as $6.5 million.

Honolulu Sale Sets New State Record 
The recent sale for $65.75 million for an oceanfront estate in Honolulu is the biggest dollar sale in Hawaii history. The property includes three homes, which are connected by breezeways for a total of almost 12,000 square feet.

Best Main Street In America
In a recent USA Today contest to choose the best Main Street in the country, Bethlehem, Pennsylvania, was the winner. The choice was based on the former steel town’s walkability, a wide selection of restaurants and bars, and a chocolate trail that runs through the town to Main Street. Bethlehem Steel was the second-largest steel producer in the United States but went out of business in 2003. Emporia, Kansas, and Ogden, Utah, were runners-up.

More U.S. Homes But Few Affordable Ones
More homes are coming up for sale on the U.S. market, many a result of increased construction after the covid home-buying surge. A few states, including Texas and Florida, actually have more home inventory than before the pandemic. However, most of the homes are not affordable for most Americans.

For more US real estate news, celebrity homes and celebrity home video tours, visit TopTenRealEstateDeals.com.

Navigating the Maze: A Guide to Effective Healthcare Signage

By Mallory Lynn, Marketing and Social Media Manager, Signarama Brighton

Healthcare facilities can be complex places. From sprawling hospitals to busy clinics, clear and intuitive signs are crucial for patients, visitors, and staff to navigate with ease. But effective healthcare signage is more than just pointing people in the right direction. It’s about designing a space that is inclusive and easy to use for everyone.



Take a look at these six key considerations for designing and choosing signs in the healthcare industry:

Accessibility is Paramount

Accessibility is crucial in healthcare signage. All signs must adhere to the Americans with Disabilities Act (ADA) standards, incorporating braille, tactile characters, and accessible font sizes. Visual clarity is essential, achieved through high-contrast colors and simple, easy-to-read fonts, avoiding decorative or overly stylized designs. Think about your audience as well, providing signage in multiple languages as needed. Consulting an expert in ADA signage is key as they will know all the rules and regulations around this type of sign and can design concepts that meet these requirements but also fit into the branding experience.

Clarity and Consistency are Essential

Clear, consistent healthcare signs are vital for wayfinding. Simple, jargon-free messaging and a unified design layout—using consistent fonts, colors, and symbols across all signs, from the parking lot to the patient room—ensure easy navigation. Strategic placement is key for visibility and accessibility.

Developing a comprehensive wayfinding system can be complex so partnering with an experienced sign company that specializes in wayfinding packages, including (but not limited to) monuments, building signs, traffic and street signs, interior and exterior blade signs, directories, and suite signs, ensure brand consistency and a cohesive system. When working with a sign partner they will help you determine the optimal number and types of signs needed for clear communication throughout your facility.

Why is effective directional and wayfinding signage so important in healthcare?

  • Reducing stress and anxiety: Clear wayfinding helps patients and visitors feel more comfortable and in control.
  • Improving efficiency: Easy navigation allows staff to focus on patient care, not giving directions.
  • Enhancing safety: Properly placed directions guide people safely through the facility, especially during emergencies.
  • Creating a positive first impression: Well-designed directions reflect professionalism and care.
  • Boosting patient satisfaction: A smooth and stress-free experience contributes to overall satisfaction.


Create a Welcoming Environment

Creating a welcoming environment sets the tone in healthcare facilities. Signs play a key role in reinforcing brand identity and creating a sense of belonging. This can be achieved through various means, including exterior building signs to establish a strong presence, large-scale wall graphics that add visual interest and branding in lobbies, and dimensional lettering and logos that provide a professional touch.

Positive messaging like the facility’s mission statement can promote well-being and community within. Calming colors should be chosen to create a reassuring atmosphere, avoiding bright or jarring hues except in designated children’s areas. The incorporation of art and graphics enhances the visual appeal and creates a more welcoming atmosphere as well. Privacy glass, whether frosted or patterned, is a great consideration as well that offers a sense of privacy in sensitive areas while maintaining a bright and open feel.

Integrate Technology

Using the latest and greatest in technology offers valuable opportunities to enhance wayfinding and communication in healthcare settings. Digital signage should be considered for wayfinding, announcements, and patient information in Electronic Message Centers (EMCs) or digital displays, as it allows for easy updates and real-time information dissemination. Furthermore, exploring ways to integrate signage with mobile technology, such as QR codes or wayfinding apps, can provide additional convenience and accessibility to enhance the patient’s experience.

Materials Matter

Material selection is a critical aspect. Durability is fundamental, as healthcare facilities experience high traffic and require signs that can withstand wear and tear. For example, instead of easily scratched acrylic, wayfinding signs might be made from durable, cleanable materials like aluminum composite material (ACM) or high-pressure laminate (HPL). Ease of maintenance and repair is, also, required. Choosing materials that are simple to clean, like non-porous surfaces for room name signs, and easy to repair or replace, such as modular sign systems, will contribute to the longevity and cost-effectiveness of the sign system.

Create a positive experience with each sign!

Specific types of signs contribute to the functionality of wayfinding and communication within the facility. Durable floor graphics can guide patients to specific departments, particularly helpful in large facilities. In pediatric areas, using vibrant colors, playful fonts, and child-friendly imagery creates a less intimidating environment. Illuminated signs, such as channel letters, offer excellent visibility at night, while light boxes are versatile for both interior and exterior use, displaying directional information, room names, or other important messages.

Successful healthcare signs are a key part of creating a positive experience for everyone in a medical or dental facility. By considering these important factors and working with an established sign partner, healthcare providers can ensure that their sign system is not only impactful but also contributes to an inviting, reassuring, and accessible environment.


Meet Mallory Lynn

Mallory Lynn is Marketing and Social Media Manager with Colorado-based Signarama Brighton, a woman owned company with over 17 years of experience in the sign industry.  She can be reached at 303-914-9700 or [email protected].

VIRTUAL Event – A Focus on Residential Assisted Living


Realty411’s VIRTUAL Event –
A Focus on Residential Assisted Living

Hello Investors;

Are you looking for new opportunities to grow your wealth through real estate? Join our exclusive webinar tailored for savvy investors like you.

What You’ll Learn:

  • Learn Why Residential Assisted Living is the Fastest Investing Sector
  • Discover How Your Can Get Involved and Get Ready for the Upcoming Silver Tsunami
  • Discover the thriving market of Residential Assisted Living
  • A LIVE Webinar with the Leader of this Space: Isabelle Guarino!

Webinar Details:

📅 Date: TUESDAY, JULY 29TH, 2025
⏰ Time: 6:00 PM PT
💻 Where: ONLINE

LEARN MORE ABOUT OUR EDUCATOR:

ISABELLE GUARINO

Isabelle Guarino trains and teaches entrepreneurs and investors at the Residential Assisted Living Academy.

She has extensive experience in building brands, launching this company and many more into national recognition while running the day-to-day operations.

She is responsible for the creation and success of the Assisted Living Conference, the Assisted Living Network Podcast, RAL National Association, Recovery Housing Academy, Pitch Masters Academy, and most of the Impact Housing Group’s companies. With a background in Business Marketing and Communications, from interning at Walt Disney World, to working at two Fortune 500 companies, she is a true leader in business development and operations.

Isabelle has spoken across the country to 100,000’s of investors and entrepreneurs, she is a 2x Best-Selling author and has been featured in major magazines and articles nationally. She was named both “Future Leader” in the Senior Housing industry and “Top Senior Housing Influencer”.

She is THE most sought-after coach and trainer in our country for all things “RAL”! Isabelle’s goal is to carry on her father’s legacy by training investors & entrepreneurs how to… “Do Good & Do Well”.Whether you’re a seasoned investor or new to real estate, this webinar will equip you with actionable strategies to diversify your portfolio and achieve consistent returns.Seats are limited, so secure your spot now!

Take the first step towards becoming a private lender and making your money work smarter for you. See YOU on the webinar!

LEARN MORE ABOUT THE ACADEMY:

Residential Assisted Living Academy Bio

Residential Assisted Living AcademyTM is America’s premier training organization in this unique and specialized niche’ of opportunity. Launched in 2012 by entrepreneur / real estate investor Gene Guarino, Residential Assisted Living Academy TM has trained hundreds of investors, business owners and entrepreneurs in this new and exciting field of opportunity.

With 77 million Baby Boomers preparing to retire over the next several decades, residential assisted living is a comfortable “home-style” alternative to institutional living such as a nursing home. This “silver tsunami” mega-trend makes for a huge financial opportunity for those prepared to position themselves for success.

In 2021, when Gene Guarino passed away his daughter and heir Isabelle Guarino stepped up to take the company to the next level. She is carrying on Gene’s legacy and leaving a mark on this senior housing industry by helping students open one RAL at a time.

The Town of Firestone Announces Development Agreement with Target and the Firestone Urban Renewal Authority

Submitted by Paul Suter

Construction of a new 128,000 square foot Target store to begin soon.

Firestone, CO (June 2025) – In November of 2024, the Town of Firestone announced that it had entered into a Development Agreement with the Firestone Urban Renewal Authority and Target Corporation (Target). Based on the terms of the agreement, Target purchased an 11-acre site located at the southwest corner of Jake Jabs Blvd and City Centre Rd, directly west of Home Depot within the Firestone City Centre development (a property overseen by The Staenberg Group). In April, Target Corporation officially closed on the property, allowing the project to continue progressing, and in May, we began to see dirt work on the site.

The store, which is anticipated to be 128,000 square feet, will sell a mix of general merchandise and grocery items and have dedicated spaces for online shoppers to pick up their purchases conveniently. The Town of Firestone anticipates construction beginning in 2025 and the store opening in 2026.

This development is anticipated to create a substantial economic benefit for Firestone by significantly increasing sales, use, property taxes, and other revenues for the Town. In addition, it will increase local employment opportunities and provide a much-needed and desired opportunity for community members to shop closer to home. In addition, since the announcement of the agreement, the Town of Firestone has seen an increased interest in other retail and restaurant projects in the area.

The development agreement was made possible by a culmination of efforts by Town Staff, The Staenberg Group, and Target. The Town of Firestone and Target began conversations about this project in 2022 at the national ICSC conference in Las Vegas.

“This is a great example of the kind of strategic investment our Board of Trustees believes is critical to our long-term success,” said Town Manager A.J. Krieger. “It’s really been a privilege to work in such a cooperative way with Target. Attracting quality retailers like Target is a critical component of our plans to grow in a value-added way and creates additional opportunities. Target has been a great partner, and we’re excited for them to be a part of our community.”

Construction is anticipated to begin in June 2025. The general contractor is Roche Constructors, Incand the architect is RSP Architects, Ltd.

More information regarding the Town of Firestone is available at www.firestoneco.gov.

Top Experts, Great Topics — Learn More.

Please review this important post. Thank you.


Are You Ready to Up Your Game in Real Estate and Life? Then Join Us…

Learn all the strategies that top real estate investors use to keep more money, protect their assets and improve their lives. We have important information from leading experts in the financial and realty sectors ready to share their insight with our guests at Realty411’s Invest with Confidence Summit on Saturday, July 19th, 2025.

Joining us for a special day are educators such as Kris Miller, known as The Money Maestro. Learn more about Kris below and be sure to visit with her at our upcoming in-person event in Southern California.

>>>> Reserve Your Ticket Here!

PLUS: Discover the Secret to
Keeping More of Your Own Cash

We have exciting news, the National Expert on financial privacy and asset protection, Mr. Land Trust®, has agreed to deliver a presentation for us in person.

During this special session, he is going to explain how protecting your assets can actually cut your cost of real estate investing. All you have to do is attend his session at Realty411’s Expo on July 19th and listen. You’ll want to take good notes, too, because Mr. Land Trust® will explain to you how you can:

* Eliminate the risk of selling on a note or contract when selling on a lease-option
* Stop confrontations with tenants
* Learn one essential step with LLC’s for dy-no-mite asset protection
* Protect yourself with due-on-sale transactions, transfer taxes, re-assessment upon sale and seasoning issues

Did you know that as real estate investors we can create financial privacy and asset protection at NO COST to us! That’s right, it costs NOTHING for you and your family to be more secure. Mr. Land Trust®, Randy Hughes, is just an investor like you and me. His “day job” is and has been real estate investing. He’s been doing it for more than five decades.

Randy specializes in the single-family house business. When you listen to him reveal Land Trusts Made Simple®, The Cornerstone of Financial Security and ask him your questions, you’ll be talking with someone who understands you and your business.

Please take advantage of this unique opportunity to learn from a true professional who has been in the trenches just like you. Register for this training HERE.

Randy has trained thousands of real estate investors.Here’s your chance to be part of this elite group. You’ll want to be there for this special presentation; NO ONE knows more about protecting your assets than Mr. Land Trust®.This is your opportunity to ask questions of THE EXPERT.

REGISTER HERE!

To our success,
Realty411.com


Discover the Latest Insight, News and Investing Strategies at Realty411’s “Invest with Confidence 2025” Summit in Orange County, California

Network with Sophisticated Investors from Across the State and the Nation at the Beautiful Laguna Cliffs Marriott Resort & Spa.

Welcome to Realty411’s “Invest with Confidence” Summit & Expo 2025 in Orange County, California. Join us for real estate learning and networking with ocean views and a spectacular setting on Saturday, July 19th. Enjoy delicious appetizers and connect with like-minded investors in beautiful Dana Point. This is the place to learn real estate investing with experienced investors and real estate professionals who have personally invested both locally and throughout the United States, some even internationally.

NEW VIP TICKETS ADDED, CLICK HERE!

Guests who join us will gain specialized knowledge and learning in diverse real estate investing topics and subjects. We have reserved the Pacific Learning Center, which is the perfect space to learn and grow in your knowledge of wealth-building, life-changing principles.

Our special one-day conference will host incredible educators from around the country and locally, professionals who are ready to share their valuable insight with our guests. All guests will enjoy a variety of succulent appetizers, fantastic education, wonderful networking opportunities and access to top REI resources from leading companies. Guests will receive our latest publication featuring wonderful resources, insightful news, and educational articles.

NEW VIP TICKETS ADDED, CLICK HERE!

Let’s unite to network and learn in Southern California. Connect and learn from top real-estate investment educators. Some of the sample subjects that we have focused on in past events, include:

  • Become a Lead Generation Machine
  • Generate Leads for Brokers
  • Generate Leads for Investors
  • Multifamily Investing (Units)
  • Finding Seller Financing Deals
  • Commercial Investing (NNN)
  • Discover IRA Resources
  • Land Banking Locally
  • Industrial Real Estate
  • Top Investing Markets
  • Local Areas to Invest In
  • Real Estate Development
  • Discover ADUs for Profit
  • Single-Family Rentals
  • Get Answers from Top Brokers
  • Rehabbing Houses for Profit
  • Finance and Private Lending
  • Out-of-State Investing Tips
  • Top MLOs Ready to Help
  • Get Qualified for Your Deal
  • Self Storage Experts Here
  • Tap Our Property Network
  • Learn About Other Expos!
  • ADU Experts Ready to Help
  • Learn about Living Trusts
  • Plus, so much more!

For this wonderful event, we have reserved the Pacific Learning Center, an optimal space to take notes and enjoy an amazing day. The day’s sessions will be jam-packed with fantastic real estate investing insight. Our ocean-view expo area offers a sophisticated environment with spectacular vistas perfect for networking.



Since 2007, Realty411.com has assisted top companies expand their visibility and grow their business.
Contact us for a complimentary marketing session. Investors, do you have questions about real estate investing?
Book a meeting with a Realty411 team member: CLICK HERE.

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Special Invite: 1-Day Multifamily Workshop

Free 1-Day Multifamily Workshop

Learn how to find and analyze Multifamily deals like a Pro. This workshop is designed for investors looking to start or grow their Multifamily business.

>> Register for Free Multifamily Workshop

Many investors hit a wall when trying to transition from residential to multifamily and commercial deals.

Even those who have made the leap often find themselves spinning their wheels — chasing overpriced properties, analyzing dead-end deals, and wasting time with brokers who don’t take them seriously.

If any of that sounds familiar, it’s time to change that.

Join our free 1-day Multifamily Workshop and learn the step-by-step strategies to start and grow your business…

Benefits of attending the workshop:

  • Learn how to find off-market multifamily deals
  • Learn how to transition from single-family to multifamily
  • Learn how to analyze deals and make quick offers
  • Learn how to price deals and determine maximum offers
  • Learn how to write offers and review commercial contracts
  • Learn how to avoid common mistakes and more…

What is the Value of a Lifetime of Experience?

“The value of experience is not in seeing much, but in seeing wisely.”
—William Osler

By Bruce Kellogg

Why Should You Care About Learning From a Lifetime of Real Estate Wisdom?

Lessons can be learned from experience but it is far better and cheaper to learn from the experiences of others.

The price of tuition making avoidable mistakes is high and sometimes career ending.

Having the right mentor, at the right time, can accelerate your growth and results. The key is finding the right mentor who has the wisdom and experience when you need it and when you are ready. This is why I wrote Real Estate Investing Wisdom.

While one cannot physically mentor the world or beyond one’s lifetime, distilling a lifetime of experience to the most essential, easily searchable, and actionable content can be achieved with the written word in a book that is made available to those searching for such a mentor and information.



How Can My Experiences of Wins and Loses Help You?

I have been a Realtor and investor in California for forty-four years.

Purchased about 350 investment properties over my career mostly with high leverage and tax-deferred strategies.

Making three fortunes and experiencing three real estate downturns since the 1980s.

In service to other investors, have closed 550 properties helping build their portfolios and creating financial independence with maximum tax savings for them.

I have had a passion for mentoring and teaching over my entire career publishing fifty-five articles in various national wealth-building magazines.

My clients and readers have occasionally called me the real estate “wizard.”

For that, I am humbled and grateful for their generous words and friendship and hope this first book Real Estate Investing Wisdom has the same impact on you.

How is Real Estate Investing Wisdom Different From Other Books?

There are five ways this first book is different by providing the most value and eliminating the unnecessary.

1. It is written by a highly experienced real estate agent and investor who has experienced success in various market conditions.

2. The content is intended to be enduring and timeless.

3. The book contains topics for investors of all levels to access when they are ready to help them grow in experience, results, and wealth helping avoid costly mistakes.

4. Detailed appendices are made viable to extend the wisdom with references to other trusted authors and more detailed and specific information.

5. Finally, much is taught and nothing is being sold beyond the value and wisdom contained within the book.

Providing the essential without the fluff.

What Can You Expect In The Pages of Book?

The book is intended to be a field manual as you advance through your real estate investing career and ready when you need it. Providing you the wisdom and guidance from a lifetime of experience.

The book starts out with an introduction about why this book and why now.

From there, it moves into developing your real estate skills from sourcing deals, to real estate calculations, and negations.

It then details 24 ways to acquire real estate and forms of seller financing.

Advanced acquisition methods are discussed from partnering, buying private notes, and using personal property and services.

Best practices for operating your investment business are detailed from hiring property managers, dealing with negative cashflow, and how to deal with “balloon” payments.

Also, how to prepare for the tough times that inevitably come in your career with topics on foreclosure, deed-in-lieu of foreclosure, and bankruptcy protection.

Advanced due diligence is discussed for “turnkey” investments and syndications.

Further, no book would be complete without sharing lessons to be avoided from all types of investing from flipping, to syndications, to fake gurus.

Finally, detailed appendices on buyer prospecting sources, seller prospecting sources, and extended resources of other trusted publications are shared to extend the learning.



What is My Hope and Desire For You Writing this Book?

This book will be a trusted resource helping you avoid costly mistakes, learning from my experience, and accelerating your growth and results.

It is far better and cheaper to learn from the experiences of others.

I have been a Realtor and investor in California for forty-four years.

Personally purchased about 350 investment properties, have closed 550 properties helping investors build their portfolios, and have a passion for mentoring and teaching.

The book is intended to be a battle tested field guide and ready when you need it.

You can order a copy at https://readerhouse.com/product/real-estate-investing-wisdom/.


Bruce Kellogg

Bruce Kellogg has been a REALTOR® and investor in California for 44 years. He purchased about 350 investment properties for himself, mostly with high leverage and tax-deferred exchanges. In the process, he made three fortunes, and experienced three real estate downturns since 1980. He has transacted about 550 properties for clients, creating fortunes for several. His first book, Real Estate Investing Wisdom, is in publication, and he can be reached at [email protected] or (408) 489-0131.


Learn live and in real-time with Realty411. Be sure to register for our next virtual and in-person events. For all the details, please visit Realty411.com or our Eventbrite landing page, CLICK HERE.

The Rise, The Fall, and The Unbreakable Purpose A Legacy of Wealth Beyond Time

By Kris Miller

I grew up watching my father meticulously build a life that most only dream of—brick by brick, he carved out a future grounded in hard work, discipline, and unwavering focus. His journey was not just about accumulating dollars, it was about building a legacy. He worked relentlessly to create wealth that would serve not only our family’s present needs but also empower future generations to make decisions rooted in freedom, not desperation. Every financial choice he made pointed toward financial growth, and with every asset he secured, he stepped closer to the goal that lit his eyes with pride: to create income you will never outlive.

Get a FREE Financial Fitness Strategy Session with Kris Miller, LDA and Legacy Wealth Strategist. Sign up now For a FREE Financial Fitness Strategy Session with Kris Miller, LDA and Legacy Wealth Strategist



My father’s pride was never in the numbers alone—it was in the freedom those numbers gave us. It was in knowing that we would never have to choose between dreams and obligations. He believed deeply in building a financial foundation that allowed us to think bigger, aim higher, and live fuller. Watching him, I learned that to create wealth is not just a financial journey; it’s a moral and emotional one. The assets he carefully nurtured represented time with family, quality of life, and options others couldn’t afford. His joy came from knowing that his sacrifices meant we wouldn’t have to count pennies when it mattered most.

But life, with all its unpredictability, arrived like a storm. My mother’s health declined. Then, his. And suddenly, everything he had so lovingly built was redirected toward medical costs. The empire he had forged began to erode, dollar by dollar, appointment by appointment. I watched as the man who once proudly spoke of financial growth now quietly calculated what was left. The same hands that built a kingdom now trembled as they wrote checks for hospital bills. And though his courage never faltered, I saw the weight of fear in his eyes—the fear that his wealth might not outlast his needs.

There is a lesson in that heartbreak. A powerful one. True financial freedom isn’t just about numbers in an account—it’s about ensuring sustainability. It’s about designing systems that create income you will never outlive. My father didn’t fail; he taught us the most profound lesson: financial planning must include resilience, protection, and legacy. The goal isn’t just to grow—it’s to preserve, to endure, and to pass on more than just wealth: to pass on peace of mind.



Today, I carry his vision forward with even more clarity. I’ve learned that to create wealth is to craft a life plan—not just for prosperity, but for continuity. It’s about building vehicles of income that adapt with time, evolve with need, and stand strong even when life throws the unexpected. It’s about financial growth with purpose—growth that fuels not only dreams, but also shields against nightmares.

Let my father’s story not be one of loss, but of transformation. Let it remind us that every dollar we save, every asset we build, should serve the mission to create income you will never outlive. Because legacy is not about what you leave behind—it’s about what lives on because of you.

Find me on linktr.ee/healthymoneyhappylife
Do you have questions? Email me at [email protected]
Phone (951) 926-4158

Making Loans On Real Property with Environmental Issues

Anytime There Is a Commercial Property, Reviewing Environmental Issues Is Necessary

By Dan J. Harkey

Real-life example: The loan was successfully closed, and the borrower was thrilled with the outcome.

Summary:

In the heart of Los Angeles, a unique lending opportunity unfolded…

A commercial parcel, strategically located and owned by a pizza restaurant operator for half a century, emerged as a potential goldmine. ..

The 30,000-square-foot parcel, now with a high-value premium due to new California laws that incentivize high-density housing in urban areas, held the potential for a three or four-story apartment complex and retail space. The property’s value as a redevelopment was significantly higher than its current value, making it a compelling case study of a successful real estate investment.



Article:

The property’s journey was not without its challenges. The owner-operator, a tenacious individual, inherited the land from his grandfather. However, his father disputed his claim, leading to a five-year legal battle. Despite this, the owner-operator’s unwavering determination and perseverance shone through, and the court eventually ruled in his favor, clearing the way for the property’s redevelopment. His resilience in the face of adversity is truly inspiring.

Despite owning the property free and clear, the borrower found himself in a challenging financial situation due to the ongoing litigation. This situation, which included mounting legal fees and potential delays in the redevelopment process, tested the borrower’s determination. However, his unwavering commitment to stabilize his expenses, seek alternative funding sources, and ensure the property’s redevelopment could proceed was truly inspiring, earning him respect from all involved.

The borrower, recognizing the significance of a comprehensive environmental assessment, took the initiative to arrange and fund an appraisal and a phase I environmental site assessment. This proactive stance showcased the borrower’s dedication to the project and understanding of the potential ecological risks, earning him admiration from all involved. His proactive approach to environmental assessments reassured everyone about the project’s safety measures.



A meticulous and comprehensive phase one environmental site assessment was conducted, a standard practice for all commercial properties. The evaluation identified an adjacent dry cleaner in operation since the 1950s, which was thorough and reassuring. This thoroughness, including a Phase 1 environmental site assessment and a Phase 2, in-depth evaluation with soil boring that identified and addressed all potential environmental issues, instilled a strong sense of confidence in the investment opportunity.

The dry cleaner has leaked dangerous chemicals, which spread to various locations around our subject property.

When contamination was discovered on our subject collateral property, the borrower and the environmental engineer took immediate action. The engineer reviewed the phase II results with soil borings and devised a comprehensive mitigation strategyThis strategy included using subsurface air blowers (about 10 feet below ground) with pipes to extract the gases into the air above the building. The proactive measure was pivotal in ensuring the property’s safety. The contamination was successfully eliminated over time, approximately 24 months, through a combination of soil extraction and treatment, and the EPA’s sign-off, a crucial regulatory approval indicating the property’s compliance with environmental standards, instilled confidence in the property’s safety and investment process.

A trust deed investor agreed to fund the loan and deposit a portion into a licensed construction fund controlled for disbursements to pay for the installation of the soil extraction system.

Dan Harkey
Educator & Private Money Lending Consultant
[email protected] 949 533 8315
www.danharkey.com

Video Training: Learn How to Buy Turnkey Rental Properties

Dear Realty411 Investors,

Here is a free video training for you on How to Buy Turnkey Rental Properties in Out-Of-State markets. Just push play to watch it right now.

This video training is for you, if:

* You would you like to understand how to identify “investor advantaged” real estate markets;

* You want specific tactics for how to conduct due diligence on out-of-state properties;

* You would like to learn how to get access to off-market properties that are already renovated and cash-flowing;

In this video training, we feature guest expert Matt Bowles from Maverick Investor Group who has been helping individual real estate investors like you buy out-of-state “turn-key” rental properties in the best U.S. real estate markets since 2007.

This video training is designed to make you feel informed and empowered when buying your next out-of-state investment property.


Learn how to buy and hold fully-renovated rental properties with tenants and local property management already in place, so you don’t have to be the landlord or the rehabber or live near the property.

In this training, Matt also discusses why 2025 is a uniquely advantageous time to buy, and then breaks down the “why”, “where”, and “how”.

YOU WILL LEARN:

  • Why residential investment property is a “multi-dimensional asset class”
  • How to identify “investor-advantaged” U.S. real estate markets
  • 4 reasons to buy “turn-key” rental properties
  • How to conduct due diligence on out-of-state properties
  • How to avoid the #1 mistake real estate investors are making right now

P.S: There is a special free offer for you at the end of this training, so be sure to watch through the end.