PCG Commercial

Broker of Record 

DR 5 Properties, LLC

President

I sell Apartments and Mobile Home Parks for real estate owners. I purchase income properties too! Serving CA | Nashville-TN | Southeast

I sell commercial properties.

I BUY investment properties in my preferred market of Tennessee. I own and manage 45 apartment units and am actively expanding. 

I take-on properties with operational issues, deferred maintenance, non-paying tenants, or other problems. 

Message me with any opportunities or contact through my website www.dr5properties.com

How my teenagers would sell real estate…

What’s the cap rate?
Teenagers: “I think it’s like 6,7”

Can you tell me more about this deal? 
Teenagers: “Yeah, It’s bussin”

What’s the condition of the property:
Teenagers: “Low key It’s cringe”

How’s the neighborhood and area?
Teenagers: “So ratchet”

Can you meet us to tour tomorrow at 10am?
Teenagers: “I can meet you at 2pm because I wake up around 1pm.”

Can we schedule a call?
Teenagers: “I’m just going to send you a snap” 

I’m interested in buying this deal!
Teenagers: “Bet”

How’s there positive cash-flow if it shows negative two years in a row?

Teenagers: “A negative plus a negative equals a positive, didn’t you take common core?” 

Have a great Friday! 

How would your teenagers sell?

Adrian Del Rio

I sell Apartments and Mobile Home Parks. I buy income properties too! TN, Southeast, CA

Check out the self video of our new Gallatin Pike N listing in Madison, TN. The traffic counts are unreal there and almost every retailer & daily essentials business imaginable is in this region.

Congratulations to our now BROKER associate, Claudia Aguilar, for passing her CA Broker’s exam! 

When she came on with our firm almost 3 years ago, we agreed that one of her main goals was to obtain her Broker’s license between years 2-3. She did it.

The test is much harder than when I took it 21 years ago. 

She delayed in taking it because she was afraid of not passing. I encouraged her plus I shared how I studied and pass these types of exams.

Here are the pointers I shared and hopefully they’ll help you. 

*I studied practice test questions and guides only. Then study what you missed. 

*Forget about your RE practices, overlay forms, additional disclosures, legal protections etc. Department of Real Estate laws & guidelines are much more basic then all of the legal overlay protections we’ve created in the industry. 

*Always choose the answer which best protects the consumer! DRE doesn’t care about your commission dispute. 

*Exam time, run through the test answering the questions you know within 1 minute or less then circle or write down on your sheet the ones you skipped. 1st round skip all lengthy word problems. Why? Score your points so you don’t run out of time. You can usually get to 50-60% score just by using this method. Don’t run out of time and leave points on the table. 

Again, huge congratulations to Claudia! She’s worked hard, smart, and is a beast on the phones plus incredible at marketing. 

Proud to support females in CRE, we need more like her in this business.

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I wrote a post joking about real estate conversations with Boomers.

Many of those jokes involve the heirs or “succession” plan. 

The reality is most Boomers have a very vague succession plan with no details and a mess of paperwork for the heirs to figure out. 

These are the main reasons why 30-60 years of hard work, sacrifice, grit, perseverance, and determination go down the drain in 12-36 months.

-No Will or Trust in place means your legacy will be paying the IRS. 

-Embarrassingly low rents well below market. Yes, the heirs get a stepped up basis but the property taxes get reassessed to current market value eating up all cash-flow. 

-Didn’t integrate kids into the business so they don’t understand the operations and how to take it over. 

-You don’t start the transitioning of assets while you’re alive. 

Most boomers have multiple adult kids that may or may not get along. Some might be grandparents or have other life circumstances.

If you leave them a mess they won’t want to deal with it and your legacy will be liquidated in 12-24 months max.

I sell commercial properties for owners in CA, TN, and the Southeast. 

I’m also an active investor of investment properties in my preferred market of Tennessee. I own and manage 45 apartment units and am actively expanding. 

I buy properties with operational issues, deferred maintenance, non-paying tenants, or other problems. 

Message me with any opportunities or contact through my website www.dr5properties.com

Have a Happy Thanksgiving everyone! 

Enjoy the time with your family & friends.

For the past 6 years, every Tuesday, I attend Toast Masters. 

Today a person gave an incredible speech on Artificial Intelligence (AI) which was a summary from a Tony Robbins seminar he recently attended.

All we hear about AI is how it’s going to replace us and how it’s become an arms race. His speech offered a different perspective on how to view AI. 

*AI will not replace you, it will release you to free up time for more relationships, more time to serve, more time with your spouse, kids, grandkids, travel, etc. 

*AI is not so that we can do more but instead so we can do more of what matters to us. 

*Remember, people control the inputs to AI. It will only do what we tell it to do. 

*It is survival of the fastest to adapt. 

What are your thought?

Happy Veterans Day to all that have served or our serving! 🇺🇸

Do you track changes in your utility bills?

It’s so important to review your property operating expenses on a monthly basis comparing to prior months. 

Recently, I noticed that our CAM electrical, water, sewer bill had increased but so had our occupancy. 

Thinking it was occupancy use related I ignored it until next months bill showed another increase.

Was their potentially a water leak? I reviewed the itemized breakdown and realized it was the electrical usage that increased.

The electrical usage is for common area lighting which isn’t tied to occupancy though. Then I concluded, it must be the higher usage from getting darker sooner.

Then another higher bill came and said, something isn’t right here.

I visited the apartments while coordinating other capex to realize that the CAM lighting was on during broad daylight hours. The sun directly shines on the property making it difficult to tell that the lights were even <ON>. 

The system has an “eye lid” that triggers it on or off based on daylight. 

The “eye lid” had gone bad. A $325 repair was much cheaper than the increased electrical bill but glad that’s all it was.

Visit your properties often, look for discrepancies, and the little things that can make a big difference.

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