#cash loans in mississippi

[projectsparadis]

Get money easily

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[random-thought-depository]

""Moreover, it turns out that the United States is not all that tightfisted when it comes to social spending. “If you count all public benefits offered by the federal government, America’s welfare state (as a share of its gross domestic product) is the second biggest in the world, after France’s,” Desmond tells us. Why doesn’t this largesse accomplish more?

For one thing, it unduly assists the affluent. That statistic about the U.S. spending almost as much as France on social welfare, he explains, is accurate only “if you include things like government-subsidized retirement benefits provided by employers, student loans and 529 college savings plans, child tax credits, and homeowner subsidies: benefits disproportionately flowing to Americans well above the poverty line.” To enjoy most of these, you need to have a well-paying job, a home that you own, and probably an accountant (and, if you’re really in clover, a money manager).

“The American government gives the most help to those who need it least,” Desmond argues. “This is the true nature of our welfare state, and it has far-reaching implications, not only for our bank accounts and poverty levels, but also for our psychology and civic spirit.” Americans who benefit from social spending in the form of, say, a mortgage-interest tax deduction don’t see themselves as recipients of governmental generosity. The boon it offers them may be as hard for them to recognize and acknowledge as the persistence of poverty once was to Harrington’s suburban housewives and professional men. These Americans may be anti-government and vote that way. They may picture other people, poor people, as weak and dependent and themselves as hardworking and upstanding. Desmond allows that one reason for this is that tax breaks don’t feel the same as direct payments. Although they may amount to the same thing for household incomes and for the federal budget—“You can benefit a family by lowering its tax burden or by increasing its benefits, same difference”—they are associated with an obligation and a procedure that Americans, in particular, find onerous. Tax-cutting Republican lawmakers want the process to be both difficult and Swiss-cheesed with loopholes. (“Taxes should hurt,” Ronald Reagan once said.) But that’s not the only reason. What Desmond calls the “rudest explanation” is that if, for whatever reason, we get a tax break, most of us like it. That’s the case for people affluent and lucky enough to take advantage of the legitimate breaks designed for their benefit, and for the wily super-rich who game the system with expensive lawyering and ingenious use of tax shelters.

And there are other ways, Desmond points out, that government help gets thwarted or misdirected. When President Clinton instituted welfare reform, in 1996, pledging to “transform a broken system that traps too many people in a cycle of dependence,” an older model, Aid to Families with Dependent Children, or A.F.D.C., was replaced by Temporary Assistance for Needy Families, or TANF. Where most funds administered by A.F.D.C. went straight to families in the form of cash aid, TANF gave grants to states with the added directive to promote two-parent families and discourage out-of-wedlock childbirth, and let the states fund programs to achieve those goals as they saw fit. As a result, “states have come up with rather creative ways to spend TANF dollars,” Desmond writes. “Nationwide, for every dollar budgeted for TANF in 2020, poor families directly received just 22 cents. Only Kentucky and the District of Columbia spent over half of their TANF funds on basic cash assistance.” Between 1999 and 2016, Oklahoma directed more than seventy million dollars toward initiatives to promote marriage, offering couples counselling and workshops that were mostly open to people of all income levels. Arizona used some of the funds to pay for abstinence education; Pennsylvania gave some of its TANF money to anti-abortion programs. Mississippi treated its TANF funds as an unexpected Christmas present, hiring a Christian-rock singer to perform at concerts, for instance, and a former professional wrestler—the author of an autobiography titled “Every Man Has His Price”—to deliver inspirational speeches. (Much of this was revealed by assiduous investigative reporters, and by a 2020 audit of Mississippi’s Department of Human Services.) Moreover, because states don’t have to spend all their TANF funds each year, many carry over big sums. In 2020, Tennessee, which has one of the highest child-poverty rates in the nation, left seven hundred and ninety million dollars in TANF funds unspent."

- The New Yorker: "How America Manufactures Poverty" by Margaret Talbot (review of Matthew Desmond's Poverty by America).

[sujitgmr]

Instant Payday Advance in Mississippi: Same Day Loans with Easy Approval, No Credit Check!

Today, more than ever, there are millions of Americans in need of short term cash for emergency expenses. If you are one of them, do not feel bad. From Jackson to Madison to Meridian and across the state, online payday loans in Mississippi are quite common.

Know More:

[highplains123]

Agriculture Institutional Manulife Funding Management

The Bank for Cooperatives was a government-sponsored bank that offered credit score to the agricultural sector. In 1989, eleven of the thirteen Banks for Cooperatives merged to type CoBank. The Farm Credit System doesn't run off of presidency funding or tax dollars. The FCS raises funds by way of the sale of debt securities in the marketplace.

Remember to not subtract the original cost of feeder livestock purchased within the earlier yr, despite the very fact that you do this for revenue tax purposes. Also embody whole cash receipts from gross sales of breeding livestock before changes for capital positive aspects treatment of income are made. As offered in the Farm Credit Act, the Federal Agricultural Mortgage Corporation was established to attract new capital for the financing of agricultural actual estate and to supply liquidity to agricultural lenders. The board of directors of Farmer Mac has 15 members, five of whom are elected from the System. Farmer Mac is regulated by the Farm Credit Administration and is designated by statute as a System entity. However, the accounts of Farmer Mac usually are not included within the combined monetary statements of the System.

And even Mississippi can't at all times be assumed to act like Mississippi. Senate Finance Committee Chairman Senator Pat Harrison's (D-MS) biographer, for example, explicitly rejected the idea that Harrison shared the racial issues of some Southerners over the invoice . And chapter 2) supported this identical perception, observing that outside of the problems of civil rights and unionization, Southern Democrats were generally supporters of New Deal liberal reforms through 1937. In order to understand the legislative history of the coverage exclusions, the historical context by which the protection choices have been made ought to be clarified.

Moral hazard exists because of the dominance of wealthy landholders who borrow cheaper credit score given the collateral security they possess whereas the poor borrowers are given limited loans (Simtowe et al., 2006). Arrow said that ethical hazard is the phenomenon of exploiting private information to realize benefit in an incomplete contract during data asymmetry. Musara and Olawale equally posited that moral hazard manifests where the bank debtors take actions that negatively influence the banks’ returns.

He finally rolled much of that property into Farmland Partners, which went public in 2014. Farmland, in contrast, is barely correlated with the inventory market, in accordance with an analysis by Todd H. Kuethe, an agricultural economist at Purdue University. So proudly owning farm acreage may add diversification to a inventory portfolio, as the land worth might zig when the market zagged. The U.S. Department of Agriculture says the common held funds price of an acre of U.S. cropland has risen about 75 percent during the last 15 years. But can traders in mutual funds or exchange-traded funds observe the Gates and Buffett examples? Yes, however until you purchase cornfields or cow pastures of your own, only not directly.

We supply a quantity of types of membership both for companies and private individuals. While a large portion of Smithfield pork was already being exported to China prior to the acquisition, the Covid-19 crisis raised considerations about Chinese control of U.S. meals provide ag funds held chains. When the pandemic hit, Smithfield elevated pork exports to China even because the United States skilled widespread meat shortages as a outcome of provide chain disruptions and Smithfield closed some of its crops as a result of poor working conditions.

For extra info, please see the Overview of the Main Street Lending Program article. No collateral for $25,000 or much less; common safety interest instead funds held of real estate for ‎larger loans. As of April 24, 2020, agricultural enterprises (e.g. farms), aquaculture enterprises, agricultural cooperatives, or nurseries, are eligible for EIDLs or advances.

[hakesbros]

Estate Sales In San Antonio, Tx

Offer, if any, might differ domestically and is not out there in all communities and is subject to sure phrases, situations, and restrictions. See the Sales group in your required group for specific particulars. Your search for a home doesn’t have to stop because of social distancing. Pulte is using the most recent know-how to offer video and on-line excursions of our new homes.

In phrases of months of supply, San Antonio can become a purchaser's actual estate market if the availability will increase to greater than six months of inventory. The San Antonio space presently homes for sale san antonio has only one.2 months of inventory out there, making it a strong seller’s real estate market. What are the San Antonio actual estate market predictions for 2022 & 2023?

Monthly payment amount does not embrace property taxes, householders insurance or month-to-month mortgage insurance coverage and due to this fact will be larger. The principal and curiosity payment is based on an interest rate of 6.5% and APR of 3.94%, 30-YR Fixed FHA mortgage with 3.5% down fee. Credit terms are based mostly on credit homes for sale san antonio score score and current market, charges may differ. Income and/or geographic restrictions might apply to completely different loan choices together with $0 down financing. This communication is provided for informational purposes solely and shouldn't be relied upon by you, be interpreted as a quote or dedication to lend. Hero Rewards provides are limited and/or restricted in Alaska, Kansas, Louisiana, and Mississippi.

Take in the views over a five star meal at Tower of the Americas or discover the quirky Ripley’s Believe it or Not Museum. Visit the historic missions, SeaWorld, Six Flags Fiesta Texas, the San Antonio Botanical Garden, the San Antonio Zoo and the Alamo. It’s typically a tourist becomes a full time resident in this Texas treasure. A enjoyable approach to escape the heat is to visit Natural Bridge Caverns.

We evolve our ground plan designs, chose supplies, and employ a new home building process that displays empathetic intelligence. We exceed customers' expectations while adhering to the industry's highest requirements. Beyond its artsy exterior, the four-bedroom home boasts an open ground plan, full with a spiral staircase and loft-style walkway. Its modern kitchen island is the same vibrant colour as the surface pillars, and vinyl document albums adorn some of the floors. The loos are adorned with Hawaiian lava rock tile, and one of many showers even contains a colorful mosaic. NORADA REAL ESTATE INVESTMENTShas extensive expertise investing in turnkey real estate and cash-flow properties.

The spiritual ties made him think that possibly the unearthly happenings could be as a end result of he was gay, and the spirits weren’t welcoming of that. However frightening these experiences might get at times, Mr. Booth has made a type of peace with it. The New Mexico Regulation and Licensing Department regulates greater than 500,000 people and companies in 35 industries, professions and trades throughout the state. Our aim homes for sale san antonio is to guarantee that New Mexicans receive quality providers from qualified individuals and businesses whereas additionally making certain a fair and prompt administrative process. Falconhurst property home with 4 bedrooms, 4.2 baths, theatre room, and 7-car garage. Ft. home with 3 bedrooms, 2 baths, fire, covered patio, and attached 2-car storage.

[wabashmfginc]

Truck And Trailer Sales Gulf City Body & Trailer Works, Inc Mobile, Al

Education Sector – As classroom needs change and additional house turns into a requirement, moveable workplace trailers are an excellent option to fulfill these needs. We have greater than 300,000 mobile workplace trailers and portable storage units for rent or sale throughout our network of one hundred twenty branches in North America. We have just in the past yr been able to decrease our costs to the bottom they've ever been! We provide high quality manufacturing facility constructed houses from Kabco, Deer Valley Homebuilders, and Cappaert. Depreciation may be significantly troubling if you need to borrow cash to fund the purchase of the mobile home, because the house may find yourself value less than the excellent steadiness on the loan. Also, whereas financing choices exist to purchase mobile houses, you should anticipate to pay a better rate of interest and have a shorter compensation time period than you would with a conventional 30-year mortgage on a stick constructed residence.

The term "business" is outlined as "any exercise engaged in by any individual or caused to be engaged in by him with the item of gain, benefit or advantage, both direct or indirect." G.L. Under Situation I, the sale of a used mobile home is exempt from the sales tax as an informal mobile trailer sales and isolated sale. Most commonly, used mobile home sales contain a mobile home that's neither actual property nor a trailer. Accordingly, our analysis of the very fact conditions you ask about, which involve used mobile properties that aren't actual property or trailers, follows.

Prior to submitting each utility, confirm that every one required info is included. To apply for your manufactured home title, please go to any Indiana BMV license branch. Download the required documents guidelines above to ensure mobile trailer sales you have all required documents. (See making use of for title and registration.) The transferable trailer plate should be applied for on the weight adequate to cowl the total weight of the undercarriage plus the load.

Obviously, moveable workplace trailers aren’t limited to these industries. Anyone working a business requiring slightly extra temporary workplace space can benefit from renting one of our moveable office trailers. Construction – Whether you need a brief check-in workplace or particular service rooms, moveable workplace trailers are excellent for these momentary development site buildings. Since its starting, Bolton Homes has been greater than only a manufactured residence dealership.

We are committed to providing our clients with quality mobile office trailers at an excellent price and on the time when the items are wanted. Just let the Pac-Van staff know what you need, and we’ll take it from there. Magnolia Estates proudly serves the residents of Mississippi by providing high-quality and sturdy modular homes on the market. Magnolia Estates proudly serves the citizens of Mississippi by offering high-quality and sturdy manufactured homes on the market. Manufactured or modular homes have turn into extra in style because the inhabitants ages, and with good purpose. Manufactured properties offer many benefits over their conventional counterpart, together with lower maintenance prices, increased energy efficiency, a more enticing appearance, and improved security.

This is the simplest methodology and should require the previous proprietor who sold the mobile residence to obtain a duplicate title in order to properly assign the title to the current owner. Mobile house park owners and operators typically ask how they will obtain a title for a mobile house that has been deserted in their park by the mobile residence proprietor. A Mobile Bar Trailer is the right thought for motivated entrepreneurs who're wanting ahead to beginning mobile trailer sales their very own business in the bar sector however have a limited finances to speculate. Just like any other regular bar you presumably can serve drinks and play music, create your own unique cocktails and use the pure area as your background. For a private get together purchase, the proprietor will signal the certificates of title on the back aspect as seller. The buyer would complete the again of the certificates title and signal because the purchaser.

In different words, it is potential that you find yourself with some equity in the mobile house, in order that if you go to promote it, you will receive some cash in exchange. At Columbia Discount Homes, we have the trade knowledge and expertise to help you choose, purchase, and transfer into the new home of your desires. Give us a name, send us an e mail, or cease by and see us today. At Columbia Discount Homes, we’re fully committed to doing every little thing we can for our customers. We understand shopping for a new house is a major funding, and is normally a tough process when not handled properly. Recreational automobiles such as snowmobiles, watercraft, ORVs, and trailers.

[loans4lawsuits]

For pre settlement loans and settlement funding contact us

While you wait to potentially win your case, Consumer Financial Services, US is committed to provide you the maximum amount of money for which you are eligible. We may transfer you money the same day or the next day after approval. We've given millions of dollars to structured settlement clients, plaintiffs, and lawyers all across the globe to help them feel more at ease while they wait for their cases to be resolved favorably. We provide Lawsuit Loans to assist individuals in getting through difficult situations. While you wait for a settlement, lawsuit funding and settlement funding might provide you a little or a lot of additional money. After you've decided to settle your lawsuit, pre settlement loans provide you money. Even after settling, it might take up to 90–120 days or more to get cash, therefore Lawsuit Settlement Loans are helpful. Pre-Settlement Loans support plaintiffs throughout the pendency of a lawsuit. In the majority of U.S. states, we provide Pre-settlement Funding and Lawsuit Settlement Funding to customers.

Pre-Settlement Lawsuit Funding offers people in need comfort. Even if not all of our customers succeed in court, at least they did not have to repay us. We only get paid if your lawyer wins in your case. If the necessary paperwork are delivered immediately, we may be able to provide same-day or next-day financing.Whether you need a litigation advance, law firm funding, or an attorney loan, we have you covered. In the following states, we provide financing: Georgia, Hawaii, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Massachusetts, Michigan, Minnesota, Mississippi, Missouri, Montana, Nebraska, Nevada, New Hampshire, New Jersey, and New Mexico North Carolina, North Dakota, Ohio, Oregon, Pennsylvania, Rhode Island, South Dakota, Texas, Utah, Vermont, Virginia, Washington, West Virginia, Wisconsin, and Wyoming are among the states that don't have any of these.

Our areas of expertise include contingency fee loans, law firm loans, law firm financing, and attorney fee acceleration. We also provide lawsuit funding, settlement loans, loans for lawsuits, lawsuit loans, pre-settlement funding, settlement loans, lawsuit settlement loans, and lawsuit settlement funding. You have 60 to 90 days after your lawsuit is won to repay us . Visit us http://www.Loans4lawsuits.com/

[ahmedelbatrawy]

Tips for Buying a House in a Tight Market

Ahmed Elbatrawy explains buying real estate in a competitive housing market has become a sport, and Mississippi is no exception. The demand for high-quality housing is so great that new homes aren't being built fast enough to keep up. Inventory shortages are so severe in cities like San Francisco and Denver that homes are swept off the market in days. Buyers who are mortgage-eligible must compete with all-cash offers and bidding wars. In competitive markets, many homes sell for more than the asking price.

While bidding is an important part of the buying process, make sure you're willing to pay the full list price for the home. There may be multiple offers, so be prepared to pay the full price. In the same vein, make it easy for the seller by not asking for too much. The seller may be uninterested in receiving requests, or he may even refuse to consider any offers that are higher than the asking price.

Ahmed Elbatrawy advised first, locate a reputable realtor. Make sure to interview several realtors in the area, as a good realtor can make or break the buying experience. If possible, seek recommendations from friends and family, or conduct an online search for a realtor. When selecting a realtor, be sure to communicate your preferences and deal breakers. A realtor who understands your preferences and desires will be able to guide you to the best possible option.

Second, be adaptable when deciding on a neighborhood. You may be disappointed if you are unwilling to compromise on location or amenities. However, each missed opportunity will help you better understand the market, allowing you to make a more competitive offer the next time. You'll have a better chance of finding a home this way. If you're looking for a new neighborhood, make sure to look at neighborhoods in your current neighborhood as well as school districts.

Ahmed Elbatrawy makes clear remember to be patient and don't get discouraged while you're waiting for your dream home to hit the market. In a seller's market, inexperienced home buyers can make costly mistakes and end up paying far more than they can afford. Remember that someone else's dream home could be your nightmare. Furthermore, make sure you don't get carried away by the bidding war and don't go over budget.

Getting pre-approved is an important step in finding the best home in a competitive market. In a competitive market, this step is critical, so if you can't afford the house you're interested in, don't make an offer until you have a pre-approval letter in hand. Having a pre-approval letter on hand gives you an advantage over other buyers. The decision-making process will also be sped up with pre-approval. In a competitive market, speed is critical.

Obtaining pre-approval before negotiating the purchase of a home is an important step in the process. A home buyer who does not have a preapproval letter is wasting time and energy viewing houses. In comparison to pre-qualification, pre-approval indicates that the lender has reviewed the borrower's financial situation. It also improves your chances of getting a loan.

While interest rates are currently at an all-time low, this could be a good sign for the future. A one-percentage-point change in interest rates can result in thousands of dollars saved. To avoid being taken advantage of, it is critical to keep an eye on interest rates and the market in order to find a better deal. Also, work with a mortgage broker or an attorney who is familiar with the market. If you're thinking about buying a house, talk to a mortgage broker first.

When making an offer on a home, it is critical to mentally prepare for a lengthy battle against other potential buyers. It is important to remember that a low supply of houses in your desired area may limit your search radius. You'll have a better chance of getting approved if you're willing to make a larger down payment. You should also ensure that your credit score is in good working order so that you are not taken advantage of by a competitor.

[mostlysignssomeportents]

This day in history

#5yrsago The only person to go to prison for a string of corporate pollution scandals was a crusading scientist who exposed them https://theintercept.com/2016/11/25/did-the-epa-prosecute-and-jail-a-mississippi-lab-owner-because-of-her-activism/

#5yrsago The neoliberal politicians who impeached Brazil’s president and took over are imploding in spectacular corruption scandals https://www.bbc.com/news/world-latin-america-38108265

#5yrsago If blue-collar workers want better jobs, they need unions, not Trump https://www.thenation.com/article/archive/workers-dont-need-trump-to-give-them-a-voice-they-need-unions/

#5yrsago Giving companies more money (loans, tax-breaks) only increases investor payouts, not expansion https://thenewinquiry.com/disgorge-the-cash/

#5yrsago Wells Fargo says that its customers gave up right to sue by having their signatures forged https://www.reuters.com/article/us-wellsfargo-accounts-lawsuit-idUSKBN13J1WX

#1yrago Random Penguin to buy Simon & Schuster https://pluralistic.net/2020/11/25/the-peoples-amazon/#merger-to-monopoly

#1yrago Office 365 spies on employees for bosses https://pluralistic.net/2020/11/25/the-peoples-amazon/#clippys-revenge

[96thdayofrage]

In 1808, Congress banned the importation of enslaved people from overseas, but a domestic slave trade flourished in the United States during the first 60 years of the 19th century. From 1800 to 1860, more than 1 million enslaved people were forcibly moved across state lines, shifting American slavery’s center of gravity steadily southward and westward as slaveholders relentlessly pursued greater profits from cotton and sugar production.

Read: Slavery made America

Slave traders bore responsibility for executing the bulk of this massive forced migration, providing a labor force that made them indispensable to slavery’s expansion and thus to the broader economic development of the country. As conduits for the financialization of enslaved people and their movement across the country, men such as Franklin, Armfield, and Ballard facilitated the systematic extraction of capital from Black labor and Black bodies that circulated around the country and around the world, and that benefited nearly everyone but the enslaved themselves. Their business, which I explore in my forthcoming book, The Ledger and the Chain, utterly belies any notion that slavery sat at the margins of American society.

The domestic slave trade was no sideshow in our history, and slave traders were not bit players on the stage. On the contrary, the trade and its operators were pervasive in American life before the Civil War. They played vital roles in shaping the demographic, political, and economic contours of a growing nation, and we ought not fool ourselves into thinking we have left that past behind. In truth, we still live in the world that Franklin and Armfield’s profits helped build, and with the enduring inequalities that they and their industry entrenched.

In 1828, franklin, a native of Tennessee, and Armfield, a native of North Carolina, signed “articles of co-partnership,” formalizing a business arrangement to work together as dealers in enslaved people. Both had been slave traders for a number of years before they joined forces, but they had in mind a different kind of operation than either had been involved with before. Investing the modern equivalent of roughly half a million dollars between them, they rented a three-story townhouse with an attached walled compound in Alexandria, Virginia, where Armfield purchased, accumulated, and stashed enslaved people. From there, he sent them to New Orleans, usually by ship down the Atlantic coast, into the Gulf of Mexico, and up the mouth of the Mississippi River. Franklin received the shipments there, sold some of the captives in the city, and sent the rest upriver by steamboat to the company’s sales facility and showroom in Natchez.

Franklin and Armfield brought on Rice Ballard, a native of Virginia, as a third partner in 1831. The company stationed him in Richmond, where he worked out of a private jail, purchasing more enslaved people and sending them down the James River to Norfolk, where they were added to the vessels dispatched by Armfield as they headed south.

Within just a few years, Franklin and Armfield was the largest domestic slave-trading operation in the United States, and larger than any operation before it had ever been. The company ran daily advertisements in multiple newspapers announcing that it had “cash in market” and would buy “any number of LIKELY NEGROES.” It had in its employ a small army of purchasing agents and subagents, who bought slaves across more than 20,000 square miles of Maryland, Virginia, and the District of Columbia. It shipped 1,000 to 1,500 enslaved people to the lower South every year, mostly on one of three brigs that composed a private fleet owned by the company. After unloading their cargo, those brigs often brought cotton, sugar, and other commodities back for delivery to merchants from New York to Virginia, opening still another revenue stream for the company. Gross receipts for Franklin and Armfield came to the modern equivalent of millions of dollars annually, measured simply by inflation. Measured as a share of GDP, they came to several hundred million dollars.

Read: How to steal things, exploit people, and avoid all responsibility

Franklin and Armfield succeeded in part because of timing. The first five or six years of the 1830s brought the biggest economic boom the United States had ever seen, and the core of that boom lay in the land, slave, and cotton economy of the lower South. The region’s white population increased by nearly 1 million in the 1830s, encouraged by federal policies that forced Indian nations off the best cotton land on the continent and by banks that flooded the lower South with easy credit and cheap loans. Demand for slaves skyrocketed accordingly, and during the 1830s, slave traders moved about as many enslaved people via the interstate trade as they had in the previous two decades combined. Though Franklin, Armfield, and Ballard might have done well whenever they went into business together, it is unlikely they could have done better than to have started their endeavor precisely when they did.

The company succeeded, too, because its operators concealed the brutality that served as the foundation of their business with efforts to build sterling public reputations. In their correspondence, the partners often referred to themselves as “robbers” and “pirates,” reveling in a kind of roguishness derived from being engaged in an industry that everyone understood was more than a bit dirty and had no room for sentimentality. In their eyes, enslaved people were merchandise, marketable commodities useful solely to the extent that they could be exploited for profit. Franklin and Armfield routinely separated enslaved families; disposed of enslaved people who had died from disease under cover of darkness, lest potential customers shy away from purchases; kept whips and rifles handy to control those they imprisoned and trafficked; and always kept an eye out for young enslaved women who could bring a premium on the market as “fancies” whom white men might want to rape.

At the same time, however, Armfield acted the consummate professional at his Alexandria headquarters. He offered customers and antislavery activists alike a tour and a drink when they appeared in his offices, and he claimed that he always stayed within the boundaries of the law, tried to expose criminals who kidnapped free Black people and sold them into slavery, and looked after the well-being of the people he bought and sold as best he could. Similarly, when slaveholders were unhappy with their purchases, as sometimes happened, Franklin typically preferred to make an exchange or even provide a refund rather than risk a lawsuit. That might have cost him money in the short term, but Franklin believed that having a reputation among white people for straight and dependable dealing would redound to the company’s benefit.

The real key to Franklin and Armfield’s success, in fact, lay in that carefully cultivated reputation, because it brought with it the confidence of the business world, especially banks and bankers. Most slave traders sought quick cash sales, and Franklin was perfectly happy for customers to pay for enslaved people with cash. But he also understood that a slave-trading company known for reliability and volume was a slave-trading company able to gain access to borrowed capital that would pay off more handsomely over time.

So as the company grew in size and renown, Franklin established credit lines with banks from New Orleans to New York, which provided assurance that even if tough economic times came around, he could always, as he put it, “get money when no other Trader can obtain a Dollar.” With that assurance, Franklin could sell enslaved people in the lower South to customers on credit, sometimes in exchange for negotiable commercial paper, and sometimes in exchange for mortgages on the very people he was selling, thus forcing the enslaved to ground the financing of their own sale. He held on to some of the paper and collected the debts it represented when they came due, and some of it he transmitted back east, where Armfield and Ballard turned it into cash to be pumped back into purchasing markets for more slaves.

The company thus trapped enslaved people in an endless financial loop, as confining in its own way as the ships that transported them and the prisons that caged them. And Franklin, Armfield, Ballard, and the legions of merchants, planters, bankers, and others who acted as their accomplices realized profits at every step.

More than anyone in their industry before them, Isaac Franklin, John Armfield, and Rice Ballard demonstrated how to become extremely wealthy from the process, and other men were watching. Though the three partners mostly left the slave-trade business in 1836, dozens of large slave-trading companies followed and built upon the model they pioneered, carrying out the trade for another 30 years, until the Civil War finally put an end to slavery and the slave trade alike.

The capital enslaved people had generated, however, would never come back to its producers.

[titleloantx]

Title Loans Near Me Texas

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How to Build a Passive Rental Portfolio with Lane Kawaoka

https://www.jayconner.com/how-to-build-a-passive-rental-portfolio-with-lane-kawaoka/

Jay Conner (00:09): Well hello and welcome back to another exciting episode of Real Estate Investing with Jay Conner. I'm Jay Conner, your host and The Private Money Authority. And if this is your first time to the show, I want to give you a special welcome here on the show. We talk about everything related to real estate investing. We talk about all kinds of deals, we talk about single family houses, apartments, commercial land, sell storage and on and on and on. And if you've been following and listening in for a little while, you know I've had just some amazing guests and experts here on the show and today is no exception. But before I bring on my special guests today, I've got a free gift for everybody and that is if you are looking for more funding for your deals, regardless of what your mortgage broker or your hard money lender or such my site, I've got a free on demand online class that gives you the 5 steps that shows you exactly how I went from having no funding to over $2 million in funding in less than 90 days.

Jay Conner (01:12): So you can check it out and get right on over to www.JayConner.com/MoneyPodcast. So with that, I am so excited to have as my guest today, a good friend of mine also, we're in a mastermind group. His name is Lane Kawaoka and he currently owns 2,600 units as in apartments and et cetera across the United States. What you're going to love about listening to Lane today is that he is truly a virtual investor, meaning he lives in Hawaii, but all of his investments are in elsewhere in the United States. So we recently quit his day job as a professional engineer and he is now enjoying the wealth and the freedom that I know all of you all are looking for.

Jay Conner (02:11): So what Lane does is he partners with investors who want to build a portfolio but are too busy to mess with the tenants and the toilets and the termites, et cetera, by curating opportunities. And his company, which was called the HUI Deal Pipeline Club. Whereas investors have personal access to him and know that Lane is perfectly putting his money on the line too as well. Well, his pipeline club has acquired over $155 million of real estate and it's acquired by syndicating over $15 million of private equity just since 2016 so he's also another great connection as I am in this world of private money. So what Lane does is he reverse engineers the wealth building strategies that the rich use to the middle class via the 50 investing podcast, which you can check out. It's SimplePassiveCashflow.com and Lane's mission is to help hardworking professionals out of the rat race one free strategy call at a time. So with that, Lane welcome to the show!

Lane Kawaoka (03:15): Hey, thanks for having me, Jay. Aloha!

Jay Conner (03:17): Aloha. I love it. I love it. Like what's that thing you call when you put them around the neck and they welcome you to Hawaii, a lei. There you go. There you go. Yeah, well, as I said about Lane and I are in a high end mastermind group and we've gotten to know each other and in fact we were in the same focus group at our last mastermind meeting and I was just very, very intrigued with Lane and what he's got going on and it's therefore invited him here to the show. So whether you are a investor with capital or if you are a real estate investor and you're just sort of tired of going to the local REIA club, hanging around some broke people and you actually want to change what that looks like, you're definitely going to want to tune in today closely and learn how to connect with Lane. So Lane, give us your background story. How did you get, well, first of all, before you give us your background story, give us an overview of what you've got going on in this world of real estate investing. I mean, you've got over 2,600 units. What does that look like?

Lane Kawaoka (04:23): Yeah. So I'm kind of more evolved buy and hold investor instead of buying one of single family homes these days, I get sent apartment deals that get syndicated and I get to know the operators and sponsors and I do my due diligence, run the numbers, get the PNLs and rent rolls. Then I see if I want to invest and to bring along my investors with me.

Jay Conner (04:45): I got you. So you just said through syndication, just to make sure everybody understands what we're talking about. What do you mean when you say syndication?

Lane Kawaoka (04:56): Yeah, so a lot of these properties that, you know, say you're buying a hundred unit building, you know, you're going to need a couple of million dollars with down payment and you know, potentially funding from someone like yourself. But you know, you're going to get that private equity raise to get the big loan with the bank who controls 80% of it and you're going to pick up a $5 million property. Most people don't have $2 million lying around, nor is it very smart to you know, most of my investors, we go by this principle, we don't put any more than 5% of our net worth and to any one deal, [right?] So we diversify it over multitude of these types of syndications.

Jay Conner (05:38): So really what we're saying, when you say syndication, what we're talking about is using other people's money, private money, and having them invest into the deals with you. Right?

Lane Kawaoka (05:46): Right, right. So we create a couple of asset classes for general partners and limited partners, you know, limit partners, very little liability. They don't do anything other than bring your money in and check some monthly statements and hopefully we all get to the destination. Right?

Jay Conner (06:05): Exactly. Exactly. So you're living in Hawaii, none of your investments are there. All of your commercial properties are elsewhere in the United States. So how do you decide where you want to invest and where to go look for deals?

Lane Kawaoka (06:23): Yeah, I mean, my first criteria is cash flow. So the rent to value ratio is kind of what governs where I even start looking. So just like when I was buying single family homes, you know, I'm looking for a hundred thousand dollar house that rents for at least a thousand dollars a month. Because at that point I know I can pay all my expenses, all my mortgage expenses, and have a little bit buffer there to be able to cash flow because let's face it, I think over sessions coming up in the future and you know, even if the price goes down a little bit, I still want to be able to cash flow

Jay Conner (06:59): sure. That makes sense. So is there any particular area of the country or cities that you are focusing on or not focusing on?

Lane Kawaoka (07:09): Yeah, I mean most of the deals that I kind of look at are in the Southeast. More of the red States with very landlord friendly and a lot of blue color job force growth out there. A lot of manufacturing. Some of these places might be more tertiary market settlers. People hear less about, you know, like a Huntsville, Alabama, Birmingham, Alabama, Gulf port, Mississippi, Lake Charles, Louisiana. You know, those are typical markets that we like to target as emerging markets.

Jay Conner (07:43): I got ya. So let's say you know, you've determined a particular city or area or the Southeast that you want to focus on. So where do you go find the deals? I mean there's other websites that you use. Do you use direct mail campaigns? I mean, if somebody is starting out, where do they go to look?

Lane Kawaoka (08:01): Yeah, I mean if you're starting out, I mean, I hate to say this, but you don't have a shot. I mean, I think in single family homes, we can all agree, most deals, 80% of them are found off market in the commercial realm, over 50 units, 80% of deals are controlled by brokers. Unless you close a hundred or 200 units before, he ain't going to get a shot at closing. This next one, people are saying, well, what about the other 20% that are out there? It's like, yeah, you can direct market a sophisticated seller who owns an apartment, but unless that property is some huge issues and you know, I target properties that are 90% occupied or more, so I can get that qualified for them. Fannie Mae, Freddie Mac, non-recourse Monday, I won't really want to deal with those 20% problem property even though they're out there. So it's an unfair game.

Jay Conner (08:54): Yeah. So you

Jay Conner (08:56): say if you've never done one of these deals is going to be very hard for you to break in. So how does somebody start?

Lane Kawaoka (09:04): Well, I mean that's where most of our investors, they've done a bunch of single family homes. They fill up their net worth to be half a million dollars or more. They've gotten sophisticated in terms of they know the risks of real estate and they know how it works. But then they come into deals as a passive investor and they invest anywhere from $30,000 to $50,000 into a deal. And it's kind of buying your way into a big company. But it's, you know, you know the operators,

Jay Conner (09:36): right? So in other words, to really get started in this game, you need to be partnering up someone starting out. It needs to be like partnering up with someone like you that's already got the relationships that already knows the ropes that already knows how to do the workings of the deal. Right?

Lane Kawaoka (09:52): Right! And because we follow, we follow SPC protocol and there's a big thing about mass smart it being out there. So a lot of it, is you have to have a preexisting relationship with the sponsor you're going to work with. [Right] Most deals out there, 90 to 97% of deals are for non-acute investors, but you need to have a preexisting relationship.

Jay Conner (10:18): Exactly. I got you. So what's a realistic ride-over return that people can anticipate to get in these types of deals?

Lane Kawaoka (10:26): You know, from the get go, a lot of these properties with prudent leverage on it, your cash line, you know, high single digits, you know, maybe 8% that's usually, but these properties along of course cap rate compression has kind of taken over and it's hard to find these properties, which is why you've got to get about a thousand properties to find one that actually works. But the kind of deals that we kind of folk it's on or actually today, but there's some kind of value add opportunity. For example, putting about $4,000 into every unit with new paint, new flooring. And then it's just like on a pig. So they, we can raise those rents. 50 a hundred dollars if you get that bump in net operating income, which in commercial real estate, that's your operating income divided by your cap rate equals your, market place.

Jay Conner (11:22): Okay. So lane, you know, we hear people in your space and apartments talking about primary, you know, secondary, you know, other types of markets. So what's your comment and thought about, you know, should you invest in particular kinds of markets or not invest in particular kinds of markets?

Lane Kawaoka (11:42): Yeah, so I mean just to kind of define it for folks who don't know what primary, secondary, tertiary markets are. Primary markets are your top tier markets like Los Angeles, Hawaii, York, San Francisco, Seattle. You're not going to find the rent to value ratios out there to be able to cash flow. Now you know, I'm not going to knock anybody strategy in terms of investing, but my strategy is I want to cash flow on the property because my number one was not to lose money. You know, [that's a good rule.] You know that whole, you know, investing in those kinds of markets. Yeah. Everybody wants to live in a place like Seattle or San Francisco and generally the prices are going to be going up. But you know, we all seen what happened in the past and there's always going to be another recession where the prices kind of tank.

Lane Kawaoka (12:36): Again, I would rather skew my portfolio to more of, Hey, the property creates more rental income than it has an expenses and it can support itself. You regardless of what the market price is and when I can do that, I can sell at the right time whenever I want, at my price I want to be in. So to do that you need to go to a little bit off the beaten path to secondary markets like Birmingham, Atlanta, Indianapolis, Kansas City, Memphis, Little Rock or tertiary markets, which are about 50 a hundred thousand in population. Like you know, I guess El Paso is probably a larger Trisha market, but a Lake, Charles, Louisiana, Huntsville, Alabama would be good examples of tertiary markets.

Jay Conner (13:24): All right, I got you now. So that's the markets. So let's talk about for a moment the different kinds of properties or assets. So you know, in the commercial world you hear people talking about class A, assets class B, assets, class C assets. First of all, define for everybody what are these different types of classes of assets and what should you invest in?

Lane Kawaoka (13:48): Yeah, so the A-class or your brand new properties, these are the luxury assets that you know are usually brand new builds built anywhere from the last 20 years till now. The class B assets are kind of your 1980s 1990s vintage, a little bit older. And then the class C assets are like your 1950s to 1970s it doesn't go by age. There's no hard and fast rule, but you know, you talk to a broker, of course they're gonna bump up the rating on you for one grade, right? But you know, investors, you know, kinda know this lingo and they can kind of know what kind of class of building it is. But you know, just like how I said you don't invest in primary markets, you don't really want to be investing for class a luxury. We kind of target class B and C because that's where we can get a bargain. And we're not competing with unsophisticated investors just looking for a choppy asset. Right.

Jay Conner (14:45): That makes sense. Now you've mentioned a couple of times, you know there's another recession coming and of there always is. Nobody knows when for sure, but I know that you practice what you preach and you invest in what you would call recession proof assets. So other than say apartments or rentals, I have you got any other, of course nothing's guaranteed, but anything, any other what you would refer to as recession? Proof of assets?

Lane Kawaoka (15:15): Yeah, I mean another option are like mobile home parks. You know, I think when you talk about mobile home parks, people think about trailer homes, which that scares a lot of people off and that's a good sign. When people are scared on sophisticated, dumb money doesn't follow. So mobile home parks in a recession, if what you're thinking is people are going to the A class, people are going to move to the Bs, the Bs, they're going to move to the Cs and move into mobile home parks. It's an asset class that they aren't going to build any more of because of late on, no politician wants the responsible for permitting a mobile home park and also mobile home parks. Don't generate revenue for the city. So cities and counties don't want them, so they're, you know, most people in America believe it or not make under $30,000 and they need good housing like mobile home parks. That's one form. I'm, you know, I'm kind of getting into that a little bit. I know apartments the best, but I understand it's smart to invest in different asset classes. It's still sort of impacted by the economy. If you want to really go to the deep end and get totally non for later with the economy, I would say like settlement investing would be another good one. You know, investing off people's life insurances when they die, you get paid. Is that Saint out there? Nothing guaranteed more than death and taxes. Right?

Jay Conner (16:38): Right! Interesting. Interesting. Now I heard you mentioned this a few minutes ago, but I want to drill down on it. You referred to the rent to value ratio and that's you know, a common phrase in the broader commercial. So first of all, explain to everybody what do you mean by rent to value ratio and then what is your rule of thumb on what the ratio needs to be for the deal to make sense?

Lane Kawaoka (17:00): Yeah, so you know, just a quick example, some of the first properties when I was purchasing rental properties was a hundred thousand dollar house that rented for a thousand dollars a month. Threats evaluation. As you take the monthly rent divided by the purchase price, and that's the rent to value ratio, you're looking for something 1% or higher, 2% awesome. But it's sort of hard to find good areas. That's not a war zone, but you know, you're going to have to put it into the spreadsheet and go down. But line by line and every expense and income, but from a quick and dirty way of doing this, that the rent to value ratio above 1% is a good indicator that shows good cash flow, now I invest off cash flow. That may not be your, your listeners personal strategy. But when I'm investing off cash, I look for that 1% indicator. You know, like here in Hawaii, you know, this million dollar house rents for $3,000 a month. That's a 0.3%

Jay Conner (18:04): that works doesn't fit your formula, does it?

Lane Kawaoka (18:06): Yeah. Yeah. You know, it's the California will say no one all, you know, that doesn't work.

Jay Conner (18:12): Right. I got you. And you know I know this about you Lane, and that is, you know, it wasn't too long ago that you retired from your day job as an engineer, but you've been building this empire of real estate assets while doing a day job. How in the world do you do that? How do you find the time to do the, you know, actionable items that you gotta do in order to build this kind of investment company while you're working full time?

Lane Kawaoka (18:45): Yeah, I mean when I was just picking up single family homes my first five, seven years, you know, I use property management companies, you know, they're well worth, but 10% of your income that you bring in. Someone told me that you know, you don't do things unless you can scale it to seven acres and a single family homes are a great way to get started. Especially turnkey rentals. You know, like my first 20 podcasts were all about turnkey rentals, how I started. But as your network grows, you kind of drift into more syndications and private placements like all I have. And yes we use property managers, but there's also asset managers who are another layer of managers who kind of make sure we're doing the right thing with the asset and they are partners aligned with the passive investors. So everybody has skin in the game. And that's a key component that I don't invest without.

Jay Conner (19:40): Well that makes sense. That makes sense. Well, Lane, I know we put together a special URL for my listeners, which is www.jayconner.com/Lane, and tell our audience what is that URL address and why would they want to go there?

Lane Kawaoka (20:01): Yeah, so one thing that I've kind of, pretty much the only product I've made is, you know, your network is your net worth is what they say. And I work with high paid professionals who have money, most of which are accredited and you know, to get access to these deals, you've got to build up your network. Unfortunately, the worst place to go is these pre internet forums and the local real estate club because let's face it, they're just a bunch of broke people, you know, how do you prefer, you know they're not going out to be skiing scrapyard or whatnot. Use my podcast, which attracts passive investors and created this little mastermind.

Jay Conner (20:45): Excellent. So folks go to www.JayConner.com/Lane, and that will get you in contact with Lane and have a strategy session with them and have the opportunity to work together with him on commercial projects and invest if you like, and get connected and truly learn what passive income is about. So Lane, parting comments? Last piece of advice for our listeners and audience.

Lane Kawaoka (21:15): Yeah, I mean if people want to book a call, my email is lane@simplepassivecashflow. Just to make sure you tell me that Jay sent you because, and I think that's a big thing. That's why you and I joined these different masterminds, right? Jay like it's all about like it's a small world out there and you know, you never really want to work with some random person, so at least know they came from you. You know, I know that they're, you know, I can kind of follow the breadcrumbs, what kind of, what they're all about.

Jay Conner (21:45): You know, so our viewers have definitely heard me say this before, but I don't know who came up with the phrase that opposites attract. That's stupid. I mean, I want to hang around people that are like me, right? So yes, birds of the same feather do flock together. So anyway, Lane, I'm sure you'll be hearing from a good number of our, audience members Lane. Thank you so much, man, for taking the time to come here on the show and tell folks what you got going on.

Lane Kawaoka (22:12): Yeah, yeah, we'll catch up in a couple months there in San Diego. Good to see you again.

Jay Conner (22:17): You got it. Lane, thank you so much for coming on and I'll see you soon. Well there you have it folks. Thank you for joining in for another episode. I'm Jay Conner, The Private Money Authority, wishing you all the best and here's to taking your real estate investing business to the next level. We'll see you on the next show. Bye for now.

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