Real Estate Nerds 39: "Title" with Monick Halm - Bad Beats

Real Estate Nerds 39:

Bad Beats

"How Your Network Can Help You Recover From a Bad Deal"

Monick Halm
Real Estate Investing Expert
Real Estate Nerds
Episode 39: "Bad Beats"

Listen to the Podcast Here:

Today’s Bad Beats episode of The Real Estate Nerds Podcast was cut live at FinCon 2018. So on top of the usual show notes, be sure to check out the Royal Legal Solutions YouTube Channel for some video extras from this and other bonus material from the conference.

Our host and attorney Scott Smith got the chance to sit down with Monick Halm, an apartment syndication investor who some of you may already know as The Real Estate Investor Goddess. Monick agreed to tell us about one of her worst deals and how she recovered from it. Tune in to Episode 39 of The Real Estate Nerds Podcast now to hear the full conversation.

Monick Halm’s Apartment Syndication Bad Beat

Monick joins Scott to tell us a bit about her investing career and an apartment syndication deal that didn’t go as planned.

[1:55] Monick joins Scott to share about one of her first two apartment syndication deals. She bought two 77-unit buildings within a week of another, with high hopes for both. She planned to manage them together. The market, Albuquerque, NM, was new to her and her partner. But the numbers jived, and things looked bright enough in the beginning.

[3:30] Monick quickly learned that many of her apartments had tenants who simply weren’t paying rent. “One thing we didn’t do well is look at the dates and see how long tenants had been there,” Monick explains. “We didn’t pay enough attention to delinquency.”

[4:45] The property was managed by one of the state’s largest property management companies. Occupancy plummeted and the property management company was not pulling their own weight.

[5:40] Monick speaks to an additional stress of underperforming in a syndication context: “It’s bad when your property’s not performing like you want and your own money’s on the line. But when it’s someone else’s, it’s so much worse.”

[6:30] Did you know that Albuquerque, NM is the car-jacking capital of the country? We didn’t. And neither did Monick. But she found out when two of her tenants had vehicles stolen from the complex’s lot. Even then, she had to bid with five separate companies before one agreed to build a fence nine long months later.

[8:30] Monick did eventually experience a share of good luck: “Cap rates went down and a seller approached us about buying the property at a good sale price.”

Lessons Learned: Your Team Can Help You Recover From a Bad Beat

Monick and Scott wrap up the episode with the major lessons listeners Monick learned herself, as well as some take-aways listeners can learn from Monick’s story.

[9:15] Scott points out that Monick must have learned many lessons from this property. She confirms: “We learned a lot about the importance of your team. Your team on the ground is everything.” She also now knows the importance of understanding your market, particularly if you’re an out-of-state investor.

[10:30] “We leaned a lot on our network for advice” to both manage and get out of the situation, Monick explains. She has a wide professional network of experienced investors who are also syndicators. During this time, they provided an excellent sounding board and offered some problem-solving ideas that helped her spring back.

[12:30] Scott points out that you can do almost everything right, have a team of trusted advisors with the experience to handle the problem helped Monick recover from this deal. He adds that one of the beautiful things about real estate is that time can correct many costs.

[14:00] Monick shares about her space specifically for female investors, Real Estate Investor Goddesses. She has an upcoming 7-Day Challenge for anyone who joins to community. The challenge is an assessment to help determine whether you are ready to invest. If you are a woman interested in real estate, visit for the latest on that.

Connect with Monick Halm

Connect with Monick via The Real Estate Investor Goddesses Facebook Page or on Twitter as @monickpaulhalm.

Listener Resources

Thank you for joining us on today’s episode of the Real Estate Nerds Podcast.

For even more free educational resources on real estate investing and the law, check out the Royal Legal Solutions blog. You can also reach our host Scott Smith directly, connect with him on LinkedIn, subscribe to the Royal Legal Solutions YouTube channel, or join our investor community on Facebook.

Don’t forget to subscribe to stay up to date and have the most current episodes of the Real Estate Nerds Podcast directly in your listening library. Every subscription helps us create new, custom content for you. What did you think of today’s episode? What would you like to hear more about in the future? Leave your thoughts and questions in the comments section below, or leave us a review in the iTunes store. We love hearing your feedback, so fire away. Join us again next time for another fascinating conversation and compelling story with experienced investor Trevor Robinson. Thanks for listening and joining us on our journey to become better investors!

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About Monick Halm

Monick Halm is a real estate investor, syndicator, and developer with over 12 years of real estate investing experience in multi-family, mobile home parks, RV parks, flipping, vacation rentals, syndication, and ground-up development. Together with her husband and her investors, she owns over 1100 rental units across 5 states.

She is the #1 bestselling author of The Real Estate Investor Goddess Handbook and the host of the Real Estate Investor Goddesses Podcast.  She is also a Real Estate Strategy Mentor, a Huffington Post contributing author, keynote speaker, recovered attorney, yoga teacher, certified interior designer, Feng Shui expert, avid world traveler, wife and mother of three amazing kids.

She has made it her mission to empower women to thrive in their lives, families, and careers. She loves connecting with other real estate investing women. You can connect with her on The Real Estate Investor Goddesses Facebook Page or on twitter as @monickpaulhalm.

When making business decisions that affect your long-term goals, like what types of investments to make with your retirement dollars and which vehicles to use, it really is best to be aware of all of your options. We frequently talk about the Solo 401(k) and Self-Directed IRA as tools for funding your retirement. But what about life insurance? And what about the stock market? What if we told you there is a tool that allows to to reap some benefits of both? It’s called Indexed Universal Life Insurance–and some investors have found it a useful addition to their retirement plans.

What Is Indexed Universal Life Insurance?

Indexed Universal Life Insurance (IUL) plans are a variety of permanent life insurance plan that features a cash-building element. One primary benefit of these plans is that the policy holder gets some of the gains of being associated with the stock market without all of the risk Wall Street is famous for. This is in no small part because of how these policies are designed. IULs earn in part because they are directly linked to a market index, such as the Dow or the S&P 500.  Any gains remain within the policy, albeit a cap rate will limit how much you can make. However, you are protected during a particularly bad year for your index with an IUL. The worst case scenario with these plans is that you make nothing, but you never actually lose money no matter how poorly your index performs. The protection of your principal is actually derived in part from the same cap rate that limits your gains.

How much money do policyholders stand to make? Historically, returns run between 5-9%. The S&P Index has actually returned at 9-11%, but the upside limit on UILs stems from the account’s cap rate. For this reason, many advisors argue that the UIL can make a wise addition to a retirement or estate plan once more traditional and self-directed accounts are maxed out.

Tax Benefits of Indexed Universal Life Insurance (IUL) Plans

There are three key tax benefits of IULs. First, you may pay into the policy with pre-tax or after-tax funds. Withdrawals from the policy may be made tax-free if you are under 59 1/2. Such withdrawals are regarded as loans, with your death benefit serving as collateral. Any funds paid out to the beneficiary are also tax-free, including normal benefits upon your passing. This is true regardless of their value.

Ask the Experts at Royal Legal Solutions About Your Retirement Planning Options

Regardless of where you are in the retirement planning process, Royal Legal Solutions an assist you. We have extensive experience educating investors about self-directed investment options. Many of our investor-clients love our Solo 401k information, product, and compliance services. Our Self-Directed IRA services can also be helpful for retirement planning, as the SDIRA is yet another vehicle that allows you to diversify and take total control of your investments. To determine which of the available retirement planning strategies are best for you, consult with one of our experts at Royal Legal Solutions. You may also contact us with any questions you may have about your options.