Strategy

At InvestWise Partners, safeguarding our investors’ capital is our core mission. We are dedicated exclusively to multifamily properties, strategically enhancing Class B & C apartment communities in secondary and tertiary markets across the nation. Historically resilient, multifamily real estate proves less volatile in downturns, yet maintains robust potential during upswings. Within this sector, Class B & C investments offer appealing prospects due to high demand and limited new supply.

Acquisition Criteria

The following criteria is used to identify undervalued InvestWise Partners for acquisition, value optimizations, management and disposition.

MARKET SEGMENTS

Age: The 18-35 year old market segment is 22% of the U.S. population
Income: Renters who earn $40,000 or more annually
Price: Where rent is 30% or less of the median income
Retiring Baby Boomers are scaling down and enjoying maintenance free multifamily living

PROPERTY CRITERIA

Multifamily residential apartments
Pitched roof construction preferred
Occupancy above 80% with the exception of properties that require renovation, providing properties are well located and present value-add opportunities

TARGET VALUES

Size and Price: 50+ units in the $4MM – $50MM range
Returns: 7-10% Cash on Cash, Minimum Debt Service Coverage ratio of 1.25
Type: C- to B+ properties located in C- to A areas
Property Vintage: 1975 or newer
Location: Emerging market areas with indicators for strong near and long-term economic growth

Emerging Markets

Choosing the “right” InvestWise Partners apartment complex to acquire is a critical aspect of InvestWise Partners, LLC’s investment strategy. We are diligent in our exploration and focus on opportunities in emerging markets, where jobs and local economies are expanding.

EMERGING MARKETS ARE CHARACTERIZED BY

People moving in, rather than leaving the area
Jobs being created and moving in rather than lost
Rents and property values rising
Local government dedicated to attracting jobs
Markets starting to absorb oversupply

There are many indicators and a lot of research that goes into identifying an emerging market in the US. We start out by performing thorough market research that includes the following areas:

Job Growth Report
Population Growth
Path of Progress Reports
Local Economic Reports & Trends
Chamber of Commerce Reports

Acquisition Practices

InvestWise Partners, takes pride in building relationships with local listing brokers to get their “pocket listings” and access to other Bank Owned Properties (REO). Our searches include soliciting owners directly instead of waiting for properties to come to market.

Each asset undergoes a thorough due diligence process to confirm the physical and legal status of the property and to confirm valuations to ensure achievable investment strategies.

Early in the asset evaluation phase, the debt and equity financing strategy is developed based on a number of factors such as property type, magnitude of renovations, expected hold period and investor objectives. Each asset is typically held 5-10 years depending on its exact business plan.

INVESTMENT DISCIPLINE

Asset selection involves a systematic, routine evaluation to identify favorable demand characteristics, i.e., job and population growth, demographic shifts, supply absorption rates and positive local legislation.

Markets with supply constraints receive most favorable underwriting. Markets with signs of oversupply such as surplus land, changes in zoning and increases in building permits are avoided.

Value-Add Strategy

Think of it as a business rather than a building. The more income it generates, the more it is worth. When we purchase an apartment complex, we are looking for specific opportunities to increase the cashflow in different areas. These are called “Value Plays” or “Value Adding Components”.

VALUE PLAYS WE CAPITALIZE ON

Mismanagement cause by owner self-managing
Poor supervision of management companies
Deferred maintenance
High vacancies
Below market rents

Some examples of value-add plays we implement at InvestWise Partners:

Improve curb appeal by improving landscaping, adding dog parks, carports, etc. Residents will pay more when a property is in better condition and has amenities.
Purchasing a property that is 10% or more under current market rents. This gives us the opportunity to increase rents and immediately increase the value of the property.
Implement a water and sewage bill-back system to charge the residents for actual usage. Most apartment owners pay for all the water. When we bill back the residents it helps offset expenses and increase the cash flow. Through this system residents tend to become more frugal and will decrease overall operating expenses.
Improve unit interiors with new paint, appliances, countertops, and floors
Adding a coin laundry facility to the complex
Below market rents