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katiethxrne · 4 years

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act i : god’s favor or katie avoids arrest by an incompetent co-worker

The muggy night made the cigarette less helpful than she would have liked, the smoke twirling around her tongue over-heavy and static on her lips. The nervous air of the other bar patrons barely so much as niggled an eyebrow from the brunette at the window seat, a mug of strong ale before her, condensation staining the already tarnished tabletop. Even with the windows open and a cooling charm the bar remained musty.

Why Hawkins had picked this place was beyond her, the younger woman was a bartender and there were better places to pick, let alone a bar in the Wizarding World when the Muggle one was only a few steps away. Katie took another drag, letting the smoke curl into the night sky from her own brazenly wide window.

Hawkins was late.

Unusual, but not outright worrisome.

Katie sipped at her ale, motioning to the barkeep to get her another, he sent a serving girl over, pretty with bright eyes. Too young.

“When did you get so old Thorne?” her mind whispered a little deviously, somewhere around the third eviscerated body she supposed but she flashed a crooked grin all the same as the serving girl topped her up.

Sipping on her second round Katie hazarded a look to her watch, a beat up scuffed thing that once belonged to her Dad-- yup, Hawkins was an hour late and Katie wasn’t going to be sitting around any longer. Wolfsbane was a lucrative potion to sell and there wasn’t a short shelf life nor was it particularly hard to find customers for. Standing up from her seat she tossed a few sickles and knuts on the table and exited the bar. As she stepped around the corner she noted something odd, a little shadow stuck to her shadow. Blink and you would miss it, but Katie hardly missed a trick when in fact she was a queen of tricks. The Gryffindor took a sharp right down an alley, watching from the corner of her eye as the shadow peeled off as the potioneer shrouded herself in darkness, it took a quick charm and Katie was seemingly sucked into the shadows. The patter of feet at the mouth of the alley revealed a shockingly tall blonde, Katie almost snickered at the annoyed frown on the man’s face. Auror Lebond, though very good with stealth was not good at tracking, and it was showing as he peered down the alley, muttering to himself. Katie shifted closer, feet muffled by the weave of charms around her.

“Where did he go...” Katie grinned, as he paced, hardly a foot away, “I knew this tip was ridiculous, that damn seller never shows with the same face.” Polyjuice was easy, having been brewing it since her fourth year, and in large supply in her closet. Her current face was a bullish man, broken nose and close-cropped solider’s hair and frankly was dressed as the chavs from her hometown. Katie quietly slipped further down the alley and without much preamble took the remedy for Polyjuice. Her clothes were now massive on her, and her dark curls were a side-swept mess, it took a few transfiguration fixes and some charms and back around the corner went Katie-- nose in her phone, cigarette in hand and looking up at the figure still pacing the entry to the alley fiddling with his wand.

“Damien?” Katie tilted her head up, grinning at the tall man who froze as he turned around.

“Thorne,” he ground out with a false grin, “what are you doing here?”

“I’ve a friend who lives nearby, just headed to the local apparition point,” this wizarding neighborhood was nestled in the heart of Derbyshire, and a apparition point was needed as the muggle’s surrounded them, “my friend’s place has anti-apparition charms, their family fought in the War and it turns out paranoia is generational.”

“Didn’t know you had friends out here Thorne,” he looked down at her, eyes narrowed, obviously annoyed to find her out here.

“Oh call me Katie, we’ve met.” the flick of her brow was simply to remind him that she solved that alchemy ring before he did, and the stealing of glory had rubbed him wrong ever since. “What are you doing out here? Not working are you?”

“Yes,” he ground out, “it’s a secret mission, and you’re interrupting.”

The woman raised her hands in apology, “Sorry Leland--”

“Lebond.”

“Right.” Katie rolled her eyes, “Well if you’re looking for someone, maybe trying to track them in Auror robes, badges, and your overly shiny boots isn’t as discrete as you may like.”

“If you knew the rules about Aurors you would know that wearing our badges and robes are part of procedure!” the blonde snapped, bearing down on her, as if his intimidation attempt would work. “But as usual, you pretend like you’re a real field agent who got in on their actual skill and not a lucky vouch.” That was the usual bard Aurors had been throwing at her, hopping it would stick like shit to a wall, and Katie had to admit it hurt. Like the prick of a needle, but just as inconsequential. “So why you don’t you get away from my crimes and go back to the labs.”

“Alright, I’ll skedaddle then, have fun hunting your potioneer.”

His hand was heavy, sweaty and tight on her shoulder-- it reminded her far too much of her Uncle so Katie was quick to roll out from underneath it. “How to fuck do you know I’m looking for a potioneer?”

“You’re looking for a potions dealer, and I deal in potions, it’s quite literally my job title -- Master Potioneer for the Department of Law Enforcement, Forensics & Crime division of the Auror Department. Of course I know what you’re looking for. Armstrong is in charge of the case, and you’re in her squadron, it’s a very simple deduction. Besides, I do deal in potion making outside of the Aurors, I’ve heard from the supply grapevine about someone buying large stock without Ministry permits,” Katie sniffed, “and often in disguise, whoever you’re hunting has probably already shed their disguise.”

“Whose to say you’re not the potioneer.”

“You can literally track my purchases Lesalle--”

“Lebond.”

“-- with the apothecaries, I’m a pretty well known among them. I do some potion making, licensed, for the apothecary in Hogsmeade. Besides I literally am an Auror why in the world would I be doing anything illegal like selling Felix Felicis on the black market?”

“It’s Wolfsbane.”

“Even worse, that’s just as controlled. Can I brew it? Of course, I wouldn’t be worth my salt as a Master Potioneer if I couldn’t. Don’t be daft.”

The man stared her down, the veins on his neck popping as he mouth twitched, “Fine. But I’m watching you.”

“Keep your eyes neck level and up then Letoya--”

“Lebond.”

“Whatever. Are you done interrogating me, cause you have more that definitely lost your guy sitting around acting as if I’m a suspect in your little case. Better be careful, maybe I’ll solve it before you,” she patted him consoling on the shoulder, “don’t worry, I’ll mention this in my report.”

“You can’t do a report you’re not a field agent and you most certaintly cannot do any field agent work. You’re a Master Potioneer and didn’t do the training I did.”

“Astute. Anyway I must be getting home, I have to be at the labs early tomorrow. Johnson busted up a chimera alchemy ring yesterday and I have some bodies to help dissect, they were messing with some blood potioneering.” the man looked faintly queasy before stepping out of her pathway. The both exchanged a tiresome look, they both knew the horrors of this field of work, and they’d both seen the scourge of the Earth.

“I don’t begrudge you that job at all.”

“Believe me, you shouldn’t.” with a spin on her heel she sauntered down the street as Lebond once again attempted several tracking spells, but without any real DNA to track she knew it would be hopeless. Armstrong no doubt wanted him out of whatever mission she was fielding tonight, he wasn’t the brightest snitch in the game and had all the finesse of a Chinese fireball at a kids party. Katie spun on her heels again, popping into her living room, feet landing dangerously close to an open wine bottle. Putting away the Wolfsbane that was meant to be sold to Hawkins tonight Katie quickly burned the hair she had left of the solider chav, Chickadee enjoying setting the short black stands on fire, no use for that disguise anymore.

Tomorrow she’ll see if she can contact a few other buyers, the Full Moon was close and Katie as always needed a little extra cash on the side.

#the acts #act i : god's favor #// katie is a demon why r u a cop u idiot #// i love the drama of katie fucking with her co-workers #// one day ur luck is gonna run out katie-kins & i cannot wait to write it

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prorevenge · 5 years

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The neighborhood remembers. The neighborhood punishes.

This is a story I've been sitting on for a few years now, and having discovered r/prorevenge a couple months ago, I decided it's finally time to let the world know what happened to a sociopath who dared to cross The Neighborhood.

To set the stage, I used to live in a big but not huge city, lets call it palmville. I lived near the corner of a dense suburb nestled between overstuffed apartment buildings, a river that smelled like diesel when at low tide, and two busy highways. I was a minority in this neighborhood and I caught a lot of heat for it, people didn't really like white people there, but enough of our neighbors were accepting of us that aside from a few disagreements between families and the beatings that came with them I didn't feel like I was in danger when leaving my home. It was a rough neighborhood, but it was my home, and it protected its own.

The Community Center was like a temple, and...lets call her A.M. was the priestess. In our neighborhood she was respected like a living deity, and her calm and understanding reflected her status. I never once saw her behave without a strong moral code.

And the final piece to set this stage, our former landlord. Short asian lady in all the stereotypical ways, kind and sweet. Our house was above my parent's pay grade and she knew it. She went out of her way to find house repair and maintenance jobs for tenants that were having money problems. She'd pay them by taking chunks out of their rent, often times a bit larger than how much the work they did was worth. Looking back, that was probably illegal, but that's irrelevant because she died. The circumstances surrounding her death were suspect, but none of the suspects play a part in this story so there's no need to go into detail on it.

Her sons, who wanted nothing to do with real-estate, took over the business. They couldn't make heads or tails of how she managed to float books with so much red in them and began dumping properties, ours was on that list. I harbor no ill-will towards them, and still wish them the best, but the guy who bought the house...enter the sociopath and today's victim.

This guy wasted no time in making our lives hell. His first action was to raise the rent. Apparently when the account changed hands, he was allowed to update the rent to modern pricing. We'd been there for several years and were paying below market even from the onset, so this was a huge blow by itself. The second blow came when he said that the rent had to be ready, in full, on the first of every month, no partial payments, no work to reduce it, no extensions. Full rent on the first of the month or an eviction notice on the second. This was hemorrhaging our savings, but we were surviving for the moment.

Meanwhile, A.M. had lobbied hard for the city to co-fund a revival project to renovate the entire aging suburb and she succeeded. One street at a time had conga lines of work trucks almost every day and people were getting old leaky pipes replaced, sinkholes in yards patched, fences repaired, paint renewed, it was an amazing thing, and an enticing thing for The Sociopath.

Being at the corner of the neighborhood, our house was on the last street on the list, and Sociopath wanted us out so he could relist the house after renovation. He never said this directly, but multiple conversations made his intent clear even for 10 year old me.

Random inspections, overhyping of minor problems with the house, even so far as trying to bring us up on completely false animal abuse charges because our cat was attacked by what we believe was a raccoon and he tried to claim we did it, yeah, because a vet can't figure out the difference between knife wounds and a mauling.

We read the writing on the wall and began preparations to move. We decided to move in with my oldest brother in a place I'll call banjoland. Most of us had moved except my other brother, who stayed behind because he still had a lot of social ties in Palmville and his new job meant if he cut corners, he could keep paying sociopath's inflated bills.

Well, despite his best efforts, he came up $20 short one month and sociopath jumped on it. he had 30 days. We made the 400 mile trip from Banjoland to Palmville to get the rest of our stuff and I can't say as I approved of my brother's living conditions, but I guess that's beside the point. The month passed rather uneventfully, I guess Sociopath figured he'd won so there was no need to burn the gas to drive out and gloat.

The neighborhood had learned what was going on and that was the first time I'd ever been back in that neighborhood where I didn't get a single callout, a single glare, a single racist remark. Everybody behaved reverently, it was kind of disturbing in all honesty, I guess people in lower incomes all know what eviction means and felt like I was having a bad enough time already.

Well, 20 days later he says it's time to leave. We still had a week left, but it didn't matter, we didn't have the money to try fighting it with a lawyer. A.M. descended from the heavens and bought us a couple extra days, but it was evident he really really wanted us out, possibly because the work trucks were now one street away.

The last time I ever saw the house I grew up in, workmen were throwing my childhood possessions into a large bin when we supposedly still had three days left to leave. Everything that follows is a collection of information I got through the grapevine and phone calls with people present at the events.

Immediately, Sociopath moved into the house himself. Why you may ask? People who owned the homes they were living in were getting the full cost of renovations comped by the city. He figured that by moving in himself, he'd be able to get this house he bought at liquidation price renovated for free and flip it.

A.M. was having none of it.

She explained to him that at the time the revival project was approved, that house was a rental lot, and they can't change the budget now. She then explained to him that the partial cost coverage that had been approved for the lot was in our name, not his, and he wasn't eligible for partial cost comping either.

He'd have to pay every penny himself, and since the entire neighborhood was getting a facelift, he was required to at least renovate the exterior, otherwise she'd see the house condemned as an eyesore or dilapidated or whatever the legal term is. He went really cheap on the renovations, basically put in new carpets and a coat of paint, this would later come to bite him in the ass.

He then began trying to sell the house in earnest. The neighborhood remembered what he'd done. There were vandalisms when nobody was there, and loud noises from the neighbors when people were there to look the house over, and anytime a prospective buyer asked around, they got the full stinkeye from anybody they talked to. They made sure he simply couldn't get that house sold at market value.

After three months of this, he lowered the listing price. Then a month later he lowered it again and finally got a bite. A.M. personally made sure he had to file every. single. piece. of paperwork before it changed hands. Every single part of the house had to be inspected thoroughly.

And that's when Karma herself caught up with him. In his hasty and cheap renovations, he'd somehow damaged the pipes.

Black. Mold.

A.M. remembered how he'd treated us and she decided to pay him back in kind. I never heard how exactly she pulled it off, but she managed to delay him getting the news about the black mold being discovered for several days, long enough that by time he did get the news he didn't have enough time left to try getting it cleaned or make a last ditch effort to save the house.

The house was condemned days later.

In their final act, A.M. and members of the neighborhood filed every single complaint and injunction they could and arranged for him to be compelled by the city to demolish the house immediately. A cost he had to pay out of his own pocket.

He tried to destroy a family and broke laws just to make some quick cash, and instead was left fighting a year long legal battle and ended up losing thousands.

The neighborhood remembers. The neighborhood punishes.

(source) story by (/u/TanyaSapien)

#prorevenge #by /u/TanyaSapien #pro revenge #revenge stories #pro revenge stories #pro #revenge #last10

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elvisbuyshousestx · 2 years

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spainwealth89-blog · 5 years

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The Beckhams get $33 million cash from Stan Kroenke & Ann Walton

Last September (2018), David & Victoria Beckham sold their longtime LA home for $33,142,500 in an all-cash deal. Though Yolanda had heard rumblings that the transaction was goin’ down, it took us several long months to sort out the buyer’s identity. That’s surprising because, well, there are very few folks in LA who can afford to pay $33 million cash for a house.

But before we get to the buyers, let’s have a wee history lesson. Way back in 2007, the Beckhams paid $18,200,000 for a brand-new spec mansion in Beverly Hills.

The Beckhams’ $33 million mansion

The 11,500-square-foot Mediterranean-style structure was built by businessman Kent Kresa and designed by Tim Morrison, a talented fella who also did up a nearby $22 million Beverly Hills mansion. The H-shaped Beckham home has six fireplaces, six bedrooms, nine bathrooms, a courtyard off its north end, and a swimming pool and mature canary palms on the southern side. Situated on one of the most private lots in Beverly Hills, the mansion is located behind iron gates and up an epic long driveway, completely invisible from the street out front.

Within two years of their purchase, the Beckhams had (allegedly) tired of their 90210 digs and rumors proclaimed that they were interested in dumping the property. However — so the stories go — the couple discovered their home had depreciated by millions of dollars since the 2007 purchase. Rather than selling at a loss, they elected to hold onto the estate for years to come — a decision that would prove wise (and inordinately lucrative) indeed.

The Kroenke family

Back in 2016, the Platinum Triangle gossip grapevine ran amok with talk that multi-billionaire sports mogul Stan Kroenke and his multi-billionaire heiress wife Ann Walton Kroenke were interested in acquiring the Beckhams’ Beverly Hills property. But alas — for reasons that Yolanda ain’t privy to — the deal fell through.

And yet the Kroenkes must’ve wanted the Beckham abode quite badly. As we’ve already mentioned, the house eventually sold for the $33+ million a couple years later (in 2018), and it turns out that the LLC-shielded buyers are — you guessed it — none other than Mr. and Mrs. Kroenke. It seems they came back for seconds and weren’t gonna take no for an answer this time.

Our Mr. Kroenke made his initial fortune as a real estate investor, developing Midwest shopping centers anchored by Walmart stores. Those developments made him a billionaire and provided the funding for his quest to become an international sports tycoon.

Today, Mr. Kroenke is likely best-known (at least here in Southern California) as the owner of the Los Angeles Rams NFL team. Depending on how the Rams perform this weekend, they could be playing in the upcoming Super Bowl, their first appearance since 2002.

Y’all may know that the Rams relocated to LA from Missouri a couple years back, a controversial decision that did not sit well with certain folks, including Bravo TV’s own St. Louis native Andy Cohen. Oh dear.

Mr. Kroenke is also a household name in the UK, where he owns the Arsenal professional football club. Unfortunately, however, Mr. Kroenke is reportedly none too popular with most of Arsenal’s fans. Particularly since reports emerged confirming he has not invested a penny of his own fortune — $8.5 billion, per Forbes — into the club. Arsenal fans have been furious at their “cheapskate” owner ever since.

In addition to the Rams and Arsenal, Mr. Kroenke owns a number of other professional sports franchises: the NLL’s Colorado Mammoth, the MLS’s Colorado Rapids and the esports team Los Angeles Gladiators among them.

Despite his high profile, our boy is known to be a somewhat reclusive chap. He’s popularly known by his nickname “Silent Stan” Kroenke, a reference to the fact that he almost never grants media interviews.

So how did a Midwestern boy from Missouri grow up to be a feared (and revered) multi-billionaire real estate and sports mogul? The answer, kids, is that Mr. Kroenke made his initial fortune the old-fashioned way. He married into money.

Now in her early 70s, Ann Walton Kroenke is a niece of Sam Walton, founder of the whole Walmart shebang. With Walmart shares currently ridin’ high, Forbes says Mrs. Kroenke’s net worth has soared to lofty new levels — $6.6 billion, to be exact.

In addition to all that moolah, it’s long been held that the Waltons are the wealthiest family in all the world. Their unfathomable collective fortune, y’all, is conservatively estimated at somewhere between $150 billion and $175 billion. They’re richer than Jeff Bezos, Bill Gates, the Koch brothers. Everyone on the planet.

Just to give y’all a more tangible idea of how rich these folks are, in 2017 alone the family reaped approximately $3.2 billion in Walmart dividends.

Mrs. Kroenke is the older sister of Nancy Walton Laurie, who currently presides over one of Bel air’s largest compounds. She’s also the aunt of Paige Laurie, who recently splurged with a $41.5 million home purchase in the 90210. And with her husband, she’s got two adult children in their late 30s and early 40s — Josh and Whitney Ann.

Like her hubby, Mrs. Kroenke is also a sports mogul — she’s the sole owner of both the NBA’s Denver Nuggets and the NHL’s Colorado Avalanche.

But anywho. Unfortunately, since the Beverly Hills house purchase was totally off-market, Yolanda does not have any photos of the Kroenkes’ new digs. We do know, however, that this is not their only residence in the city. And the family also owns a plethora of other properties scattered across the USA. So in the absence of Beckham home photos, let’s discuss those other residences.

Montage Beverly Hills, where the Kroenkes own an $11 million condo

Back in 2014, the Kroenkes paid $11,250,000 for a condo unit atop the five-star Montage hotel in downtown Beverly Hills, arguably the most expensive condo complex in LA. Some of their big-name neighbors include Judge Judy, oil heiress Ariadne Getty and reclusive LA Fitness CEO Louis Welch.

The Kroenkes’ 5-acre “Princess Diana” Malibu compound

As far as we know, the Kroenkes’ main residence has long been their nearly 5-acre blufftop compound above Malibu’s sensational Paradise Cove. The property stretches from the PCH all the way to the sand and includes both a contemporary mansion and a Mediterranean-style residence. The latter was previously owned by Dodi Fayed, the onetime lover of Princess Diana.

Mr. Fayed reportedly purchased the Malibu property as a lovenest for himself and Her Royal Highness. Those plans were sadly cut short, however, after both were killed in an infamous 1997 automobile crash.

As for the Kroenkes’ kids, they both have homes in the Hollywood Hills. Josh Kroenke’s got a $15.4 million contemporary mansion just above the Sunset Strip, while Whitney Kroenke has a renovated nest in the nearby Bird Streets.

Mr. Kroenke reportedly met his future wife during a 1971 ski trip to Aspen, so naturally the pair keep a lavish vacation property there. In 2011, they slammed down $20,750,000 for this contemporary complex.

In 2012, the Kroenkes famously bought Montana’s Broken O Ranch, an enormous 124,000-acre estate that included 4,500 head of cattle and 20 miles of river flow. The property was marketed as having land “stretching as far as the eye can see”.

Mr. Kroenke is famed as one of the USA’s largest landowners — he additionally owns 510,000 acres of Texas ranch land, among other rural property holdings.

And finally, the Kroenkes have an enormous estate in their hometown of Columbia, Missouri. The mega-mansion main house — built in a swollen Traditional/Colonial style — sits on 84 acres of manicured grounds and features its own private lake.

Stan Kroenke & Ann Walton’s agent: Blair Chang, The Agency

Source: https://www.yolandaslittleblackbook.com/blog/2019/01/17/the-beckhams-get-33-million-cash-from-stan-kroenke-ann-walton/

#read more #see more #check it out #interesting #learn more

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melvinfellerstuff · 5 years

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Melvin Feller Looks at Why Buying Texas Real Estate is Smart

Melvin Feller Business Ministries Group in Burkburnett and Dallas Texas and Lawton Oklahoma. Our mission is to call and equip a generation of Christian entrepreneurs to do business as ministry. We provide workshops and resources that help companies discover how to do business God’s way. When the heart of a business is service rather than self it can be transformed into a fruitful business ministry earning a profit and being of service to the community and their customers. Melvin Feller is currently pursuing another graduate degree in business organizations.

Currently, Texas is experiencing an economic boom, making it an attractive place for in state, out-of-state, and even foreign real estate investors.

From 2016 to 2018, five of the ten fastest-growing U.S. cities were in Texas. In 2018, more than a quarter of Texas' growth was concentrated in the state's cities. North Texas is a particular hot spot for growth.

Cities like Frisco, Denton, Flower Mound, McKinney, Plano, Grapevine and Keller are all experiencing unparalleled residential growth, mostly due to the emergency of a high-tech industry and complementary businesses. Some cities have even expanded their borders to accommodate the new residents.

The job market is strong and growing, the cost of living is affordable, land is easy to purchase for non-residents, and the tax incentives are attractive. It's "big city living" with plenty of space. There are plenty of opportunities for smart investors looking to start or expand their portfolios.

However, in Texas, there are great opportunities for creative real estate financing and wide-open spaces as well as great residential and commercial opportunities.

If you are a beginning investor, first, recognize that it will probably take several years of real estate investing before you will reach your personal financial goal. Assuming that you want to have enough income from your investments to not have to work for money, I estimate about 10-15 years, if you work part-time at it while having “a day job.”

If you get to a point where you can do it full time, it may take a few years less. Some investors disagree with me on this. They apparently are very success in a much shorter period. If you can imitate them, fine. However, the average investor will take; it seems to me, the kind of time that I just indicated.

Some people have other suggestions about how to get started. They often say, “Just do it.” Go out, start trying, and learn as you go. Maybe that will work for you. My opinion is that it is better to know more before you start paying out your money. You might try to avoid mistakes by reading many books before you start—I did—but you will still make your own mistakes—I did, anyway. However, you will probably avoid many of the more common mistakes.

The “secret of success” is persistence. If you want to reach a goal, you have to keep going until you reach it. Financial independence with real estate means you have to keep going for years, usually. Thus, while you want an investing approach that makes you money, you also want an investing approach that makes you happy as you go along. If you do not get emotional rewards, you will probably stop before you are successful.

YES FOR SUCCESS:

Y----You---------------Enough said about that

E----Environment-----Where you invest, and when

S----Strategy-----------How you extract money from the environment

The strategy you employ has to suit you. My strategy could be completely wrong for you, unless you are a lot like me. If it is comfortable, you will continue with it. If it is not comfortable, you will chaff and will want to quit. In addition, might quit, long before you get to your financial goal.

The strategy has to work in the environment in which you invest. Here is a strategy: buy 200-acre farms and subdivide them down into 5-acre “ranchettes” which you sell to homebuilders or people who will live on them. Now, try using this strategy in San Francisco or Manhattan. Not going to work. What might work in San Francisco is to build a 15-story condominium complex and sell the condominiums to the owner-occupants. However, would you expect success if you were to build another 15-story complex 12 miles east of Winnemucca, NV? I don’t think so. Maybe 5-acre ranchettes there? Possibly.

If you are not doing too well with your investment program, you can change the strategy, or you can move it to a different environment, where you expect it to perform better.

Your strategy has to give you a competitive advantage, as the economists say. Investing in real estate is competitive. If there is a good deal to be bought, there will be several people interested in buying it. You need to develop an approach that takes advantage of your strengths, and requires few activities at which you are weak. You need a strategy that uses the resources you have.

What are the resources you can bring to bear on real estate investing? They will vary from person to person. They include such factors as amount of cash you have saved, how good is your credit rating, amount of income you have, particularly that above what you need for living expenses. How much time do you have, and in what part of the week, month, or year? Resources include the contacts you have—people you can call on for advice, money, help, or encouragement. Your knowledge is important—what you know about the environment in which you invest the market value of properties, what your customers want either renters or buyers. What experiences can you bring to bear? How about repair skills, decorating skills, sales ability, imagination, guts, cautious evaluation? All these can be part of your resources. Go with your personality, tastes, beliefs, values, interests, and passions. Do not get involved with approaches that irritate you or make you feel unhappy. For instance, suppose you think landlords are rip-off artists. Do not become a rental property owner. There is no law that you must. Instead, consider rehabilitating rundown properties and selling them to poor people with special government loans.

As an example, I like helping people. I like to invest in lower-income areas, helping people have a clean, nice, safe, comfortable house in which to live. I rent properties to them. When I sell some property, I am happy that I am able to help a first-time homeowner get into a part of the American Dream. Some other people like to find rundown homes in higher-income areas. They spiff them up to be beautiful and then make a profit selling for much more than they paid for the properties. That does not interest me. The buyers of those properties could buy many different properties. They do not need me. In addition, I do not need them.

I also like to do research. I do not like to negotiate. I buy bargain properties at auctions, usually delinquent property tax auctions. I do not have a real estate agent to show me properties and to assure me that the property is in good condition. I have to do research on the location of the property, the condition of the property, the liens and loans against the property, the market value in the area, how much it will cost to fix up the property, and much more. My negotiating is raising my hand at a public auction and saying “Four thousand and one.” Then “four thousand and three.” Easy negotiating for me.

One thing I consider important is that you know how real estate works. What is the importance of different types of deeds? How do you know what loan is the first loan and what does that imply? In addition, there is so much more you can learn. After over 20 years of real estate investing, I am still learning. It is not boring being in real estate.

I think you should expect to spend about six months to 18 months studying about real estate, real estate investing, and the real estate market where you plan to invest – the environment, as I put it. As you study, notice the different types of approaches that different people use or advocate. Ask yourself “how does this fit me?” Imagine the different steps of the process, the activities that have to be taken. With what kinds of people will you be engaged? In what neighborhoods will you be investing? How well will you be able to accomplish that particular strategy of investing? What might prevent you from enjoying it? Being successful at it? What psychic rewards might you get out of it?

If you are considering becoming an investor in long-term rentals, as I am, I suggest you read a couple of books on property management. This may give you some notion of what you will face and you can consider if it is to your taste. If you plan to rent properties, learn to calculate expenses of owning them—they will be worse than you imagine. Figure out what kinds of properties will provide you with profit if you own them. Learn about taxes, especially income taxes and how real estate can help you. Plan to learn about the laws related to the approach that you take. If you are doing rentals, know the “landlord-tenant” law for your state.

How do you learn about real estate? My suggestion is to take classes at community colleges near you. There are probably classes for people who want to apply for a real estate license. You can take them too.

Read books on real estate investing. Most RE books are mediocre. A few are good. Almost none are excellent. However, you can still learn if you read them. Start at the public library and borrowing books from friends, neighbors, coworkers, relatives, etc. Buy used books, cd, and dvds at bookstores or online at such sources as e-bay and half.com. I consistently pay less than 1/2 original price for the materials I buy there. Some is terrible, just like many real estate books. Nevertheless, some are good.

Talk to other, more experienced investors. See if there is a local real estate investors group that meets once or twice a month. Read newspaper articles and columns about real estate. If your local paper does not have nationally syndicated real estate columnists, find one that does, even if it is not nearby. Get a subscription to the Sunday edition mailed to your home.

Go on the Internet to see what you can learn there. There are many different sites devoted to real estate investing and to real estate for sale or rent.

While you study these things, learn about the area in which you want to invest. What are the different neighborhoods like? Where are there vacant, run-down properties if you want to do fixer-uppers? What are the trends of prices and where are people moving to or moving away from? What kinds of properties make good rentals in your area? What are the prospects of making money by buying low and then selling high, not carrying rentals?

I like Bill Greene’s suggestion from his "Think like a Tycoon" book that you look at 100 houses before you make a single offer. That is of properties similar to those you plan to buy. If, as you go along, you change your mind about the types of houses and neighborhoods in which you will invest, you may have to look at many more than 100 houses. The idea is to learn market values and what the competition is like—either rentals or other properties against which you will be competing for buyers. When I started out investing seriously, I did this and my knowledge of values increased greatly over a few months of time. Study the multiple listing service properties and the newspaper advertisements for properties. Read realtor.com listing for your area. See them and then follow up to find out for what they sold.

Meanwhile, get your finances lined up. If you have a poor credit report, start cleaning it up. Pay off outstanding debt and put explanations into the credit file. Get erroneous information removed. Cut down your expenses. Save money for investing. Yes, it is definitely possible to buy properties with no cash out of your pocket—I have done it. However, you have more opportunities for profit if you are prepared to pay cash or at least make a down payment. This is increasing your resources with which to operate.

Depending upon your investment approach, you may want to get an equity line of credit secured by your home. Alternatively, you may want to ask banks for unsecured personal lines of credit. You may want to stop throwing away all those credit card solicitations and actually apply for some. Naturally, try to get those with good terms. However, sometimes it is possible to make so much money with just one property transaction that you will be willing to use high-priced money to enable you to get into the deal. Use high-priced money for properties you plan to resell soon, not for long-term holding.

Some people talk about getting a “mentor,” an experienced real estate investor to personally train you in real estate investing. If you can find somebody who is willing to spend time helping you, fine, go ahead and try it. However, you do not need a mentor to work in real estate investing. Very few investors have ever had a mentor. I call it “self-mentoring.” The approach that you take to investing will be very personal. Do get to know many different investors so you can get help with the local “nuts and bolts” of investing: referrals for good attorneys, cleaning people, repair people, learn where to get carpets and plumbing supplies, discover the good escrow and title companies, and all the other services and goods that you will need to be successful. Ask about difficulties you have and individual problems of people you know and on the on-line real estate forums. I personally think you need a "mentor."

Try to understand the approaches that these different investors have and their thinking about different aspects of investing. Ask what they like and do not like, what works for them and what does not. Then you can borrow some of their ideas and approaches in formulating your own direction. Nevertheless, you probably will not find a formula that somebody else uses that will suit you to a tee. Mix and match. Take a little bit from here and a little bit from there. Make them into a coherent program that will generate money for you.

There are many, many different ways to make money with real estate. With a little imagination, you may even create a new way to do so that nobody else thought of. However, most of these ways can be put into three categories, which you can remember if you can say, “CAT.”

C is for CASHFLOW. This means you get more money in from a property than you spend owning it.

A is for APPRECIATION. There are three types of appreciation, remembered by FIN: F is for FORCED, such as fixing up properties, moving them, getting rid of title problems. I stands for INSTANT, which you get from buying bargain properties at least 20% below market value. Then there is N for NATURAL. Over time, property values tend to go up, the amount and rate varying with locale, the economy, and market conditions. Held long enough, most properties will go up unless everybody is moving away for the town or you do not maintain the properties.

T points at TAX SAVINGS, or tax benefits, which means that you may reduce the amount of taxes that you pay on your other income, non-real estate income. This is over and above the tax write-offs for your investment properties that reduce your taxable income from the properties.

Some people mistakenly add to this list of categories “pay down” or “amortization” on the loan. This is actually a sub-category of cash flow. It is the “forced savings” aspect.

Before buying properties, ask yourself which benefit you want to maximize. In general, you cannot make all three categories big with any one property. You might make one big, one moderate-sized and the other one small. So choose the investment strategy and the property which fits your goal--C, A, or T. For instance, when I buy bargain properties at tax sales, I get very little tax benefit. If I want tax benefit, I will buy a house at market value, but getting financing terms that allow me to get a break-even or slightly positive cash flow. I can also speculate on appreciation with this type of property. Normal appreciation is irrelevant for the bargain buys; the profit is built-in upon purchase with the Instant Appreciation.

Some people advocate getting a "team" together before starting--attorneys, CPAs, loan brokers, maybe real estate agents. I do not think that is necessary. I would certainly suggest that you not delay your investment actions until you get a "team" together. I advocate learning a lot about the local real estate laws and the federal tax rules as relates to real estate investing. Then you can be your own team in part. People make many mistakes by not consulting with attorneys. They sell properties and have to pay terrible taxes—unnecessarily—because they do not understand and consult accountants.

So, do not hesitate to call upon professionals when needed. When you run into problems that a professional can help with, then is the time to find one. One--not a team, in my opinion.

To be successful in real estate investing, in my opinion, you need both movement and guidance. You have to get out and actually invest in properties to make a profit. Therefore, you have to be active. Go and do it. However, do not do it blindly. Learn a lot before you start making deals so that you do not make too many mistakes and so you have a strategy that will fit you and the environment in which you invest. Some people are stuck in the learning phase. You will never know everything about real estate investing, so get started even when you do not feel you know it all.

There are two major mistakes that can lead to real estate investment failure, I think. One is doing nothing – there is no profit in that. The other is rushing out too soon and making expensive mistakes. I once read a magazine article about a couple in Chicago that bought, as their first investment, a run-down apartment complex in a very poor neighborhood in Chicago. I forget the title of the article, but I think it should have been “How we lost a million dollars with no money down.” They did not know how to manage rental properties at all and this property was an extremely difficult one to operate. They made many mistakes, lost the building in foreclosure, and lost all the money they had invested.

So, become active, yes. However, do it with caution. There is a lot of money to be made with real estate. Because real estate can cost a lot, there are many ways to lose a lot of money with real estate. The sellers and real estate agents selling a property are not always honest about that property. Nobody will look out for your interest as well as you do. Learn enough to be realistic about properties and how investing works.

Expect to spend about 10 to 20 hours a week studying real estate during your learning months. Even though that sounds like a lot, believe me, there is a lot to learn. If you thought it would be easy to get rich, I disagree with you. However, it is possible to get rich with real estate. The average individual can do it. In addition, it is easier than most other businesses in which you could invest your time and money. Moreover, because you can tailor your investment program to fit you, your chances for success are high. In addition, real estate is a "forgiving" investment. You can make mistakes, possibly a lot of them, and still make a profit from a property. I have made some very serious errors. Still my wealth and property holdings build up.

Just recognize real estate is a business. It will take time and effort. Some people might say it takes that four-letter word “work,” however, if you have a program that fits you and gives you enjoyment, you can convert that word into another four-letter word: “play.” Many people treat real estate investing as a game and play it to win not only money but also freedom to lead the life they want. It can do that for you.

Melvin Feller Business Consultants Ministries Group in Texas and Oklahoma. Melvin Feller founded Melvin Feller Business Consultants Group Ministries in the 1970s to help individuals and organizations achieve their specific Victory. Victory as defined by the individual or organization are achieving strategic objectives, exceeding goals, getting results or desired outcomes. He has extensive experience assisting businesses achieve top and bottom line results. He has broad practical experience creating WINNERS in many organizations and industries. He has hands-on experience in executive leadership, operations, logistics, sales, program management, organizational development, training, and customer service. He has coached teams to achieve results in strategic planning, business development, organizational design, sales, and customer response and business process improvement. He has prepared and presented many workshops nationally and internationally.

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