《完美的一天》著名摇滚音乐人卖掉北京唯一住房,来美投资房产实现财富自由

完美的一天

我要一所大房子

有很大的落地窗户

阳光洒在地板上

也温暖了我的被子

我要一所大房子

有很多很多的房间

一个房间有最快的网线

一个房间有很多的吉他

一个房间有我漂亮的衣服

一个房间住着哥们和他的爱人

一个房间我也不知道该放些什么

我们晚上不睡觉

白天在床上思考

小狗在屋里奔跑

度过完美的一天

《完美的一天》,这是音乐人虞笙(本名虞洋,英文名Nick)给孙燕姿写的歌,也是因为这首歌,虞笙成为了首位获得台湾金曲奖提名的内地作曲人。

谁知道多年以后,他真的凭着一腔孤勇漂洋过海,一头扎进了房地产的世界。仅用3个月的时间就考下了美国房产经纪人证,成为了每天和房子打交道的人。

从兴趣到热爱

2011年,当Nick和老婆决定把自己在北京的唯一的一套住房卖掉,飞往美国,置换成几套投资房收租时,家人和周边的朋友都觉得他疯了。

的确,别的不说,当时北京的房价正过了08年的坎,又坐上了火箭直往上冲。但是Nick背道而驰,把眼光放到了遥远的美国房市。

当时美国刚刚经历了次贷危机,房价正在从低谷回升的过程中。Nick看准了这个机会,决定去那个未知的世界闯荡一番。

虽然抱着满腔热忱,但面对从未去过的美国,无论是地理上还是心理上,对Nick来说都是如此陌生而遥远。

然而,只要是Nick认准的事,他就会按照自己的想法走下去。

92年考上北航计算机专业,似乎前途一片光明,但是Nick却对大学生活没有任何兴趣。

突然,大二时,他退学了。

当时正是摇滚乐最好的年代,唐朝、黑豹、魔岩三杰,整个北京摇滚圈充满了自由独立、激情澎湃、张扬个性的氛围。

Nick内心的梦想被彻底点燃。他自幼受家人的熏陶,骨子里有着对音乐的执着与热爱。

退学后,Nick和朋友一起组建了自己的铁风筝乐队,成为了乐队的灵魂人物。

作为主唱兼吉他手,他形成了自己独树一帜的铁式风格,也成为了独立摇滚的杰出代表。

自由是那个时代最好的注脚,也是Nick内心最真实的诉求。脱离被规定好的轨道,做自己想做的事,过自己想要的生活。

感性的艺术家,理性的行动派

Nick就这样,义无反顾地扎进去,一做就是30年。

尽管摇滚的热潮逐渐褪去,他也一直没有离开。写歌、唱歌、编曲、制作,甚至是唱片设计……尽一切所能做自己喜欢的事。

他成为了知名的音乐制作人,给自己给别人,写了很多好听的歌。

直到有一天,他说他要去美国。

可能在别人看来这是孤注一掷的疯狂举动。因为Nick从来没去过美国,并且在美国也没有任何与房地产有关的朋友。

但其实在此之前Nick已经充分激发了其理性的特质,他花了整整一年的时间对美国房地产行业进行了深入学习和调查分析,发现美国房地产的透明度非常高,只要用心就能了解到很多重要信息。

对于Nick来说,远渡美国既能探访摇滚乐的发源地,又能通过房地产投资迈向财富自由,继续做自己喜欢的事。

一旦决定,就没有人能够改变和阻拦他。

2012年,Nick以游客的身份来到了美丽而陌生的洛杉矶。

很快Nick就在Orange County找到了地道的本土管理团队,买了自己第一个投资房,并把它租了出去。

之后陆续两年时间,Nick在LA、Orange Courty、Riverside County、以及Las Vegas买入了几套房子,里面包括了短售屋和银行屋,有些房子的买入价格只有十几万。

回想这一段投资经历,Nick说:“当时的想法很简单,就是要现金流,所以选择的都是低价的入门级住宅。目标是年投资回报率一定要达到5%以上。估算都是按照最保守的情况预计的,年租金是按11个月计算,把管理费、空置率都考虑充足。”

就这样,这些年累积下来,Nick投资的房子都产生了80%-100%的增值,并且轻轻松松实现了5%以上现金流的目标。这个时候Nick还没有想到这些投资布局将成为他日后拿到第一个商业贷款的重要筹码。

永远在路上

就在周围的人都觉得Nick做了正确的选择,过上了理想中的音乐制作人+滋润小地主的生活时,Nick又开始有了新的思考。

除了在历史性机遇的时期低点入场,投资人在市场平稳期应该如何升级投资方式?

在资金有限的情况下,靠投资独立屋的方式很难扩大规模以及充分利用银行资金,而房屋的增值则更多的是被动的靠天吃饭。

Nick开始研究多单元公寓。公寓投资属于商业地产,入场门槛更高,但是能形成规模效应,现金流更好。关键是能够在市场不上涨的情况下,通过自己的操作实现主动升值。

Nick又一次做了决定,立刻行动!

加州公寓资金门槛高,现金流相对收益低。于是Nick将目光投向了广阔的中部地区。

2019年,Nick买入了第一个多单元公寓。

项目在Illinois,是一个24个unit的公寓,状况很差,满眼都是问题。窗户是破的,很多个卫生间严重漏水,地板已经变软下沉。

更可怕的是,原来的owner用最原始的方法自己来管理,没有租约,靠每周都去砸租客的门来收房租。接手的过程就像开盲盒,先要搞清楚每一户里面住几个人,都是什么人,叫什么名字,是什么背景。

租客就更不用说了,五花八门,三教九流。有犯罪前科的、有严重扰民的,还有的公寓每天敞开大门,人流不断,住的是贩卖毒品的毒贩。

一般人听说这种情况都是掉头就走。偏偏Nick对于自己认准的事,有着一股必胜的决心。在反复推敲,仔细考量过各种风险和投资回报之后,Nick觉得通过公寓翻新换房客,这个项目将会非常有增值价值。

Nick通过远程指导的方式,让Agent监督owner一个一个确认了租客信息,并把所有的口头合约落到了纸面。

二选一,从还没被吓跑的2个property management company里选了一个更合适的。

把严重扰民的租客和毒贩通过谈判请走,谈不成的申请法庭强制驱逐令。

把所有最坏的情况都尽可能地事先考虑好,把能做的事都提前做好,一切就没有想像的那么难。凭借着以往的投资履历,经过多次尝试,Nick最终成功拿到贷款,拿下了他的首套商业地产。

独行侠的新旅伴

接下来,这个故事一波三折。买入公寓后,很快就遭遇了Covid疫情,找不到好的contractor加上全美全面禁止驱逐房客,导致整个疫情期间装修进度严重受阻。

尽管这样,事情还是按照Nick预想的目标在缓慢推进。在美联储大幅提升利率之前,通过Cash-out Refinance锁定了低息贷款,成功收回了投入的首付和装修款,达到了行业所称的Infiniti Return(无限回报)。

有时候,一个艰难的开始,也意味着后来更大的收获。

Nick在接下来的20、21、22年陆续把持有的独立屋投资升级为多个多单元公寓投资。

之所以如此青睐公寓,是因为这几年Nick通过自己亲身的实践,真正体会到了公寓投资的优势:不受贷款数量的限制;易于形成规模交给专业公司管理;现金流比较稳定。

这在当下市场不确定性加大的情况下,是非常安全的投资类型。

最近,Nick又通过off-market的方式,拿到了一个非常好的Deal。

说到off-market,Nick说,这得益于他在北美地产学堂的土地 coaching课程。

和地产学堂结缘是在2019年。

Nick在一个偶然的机会认识了创始人Lily,之后就一直关注,为了多了解一些自己不太熟悉的领域,他去年报名参加了学堂举办的土地coaching课程。

虽然没有进行土地投资,但Nick通过课程学习到了off-market找deal的方法,并且认识了一大帮志同道合的伙伴。

特别是这个刚刚拿到的项目,让他感到了莫大的支持。

因为卖家提出了各种古怪要求,手握少量现金的Nick在谈判中并不占优势。

在学堂小伙伴的热情帮助下,Nick采取了第一轮全现金Offer的战术,最终在谈判过程中找到了卖家隐秘的小心思。

既成功将购买价格又降低了20万美金,又让卖家在不知不觉中接受了由全现金交易改为贷款的要求。

由于过去良好的投资表现,银行给予了Nick很大的支持。

在公寓大面积空置的情况下,银行破例通过了审批,Nick只用很少的现金拿到了银行大比例的优质贷款,最终买到物业。

Nick说,这让他找到了当年在摇滚乐队的感觉。大家因为共同的理想走到一起,充满激情,彼此信赖,互相支持,像一个大家庭。

就像他成立的公司的名字:Utopia 乌托邦房产公司。

最后,我们问了Nick一个一直很好奇的问题:

全凭自学的英语,从一个完全外行的小白成为了可以操着流利的专业术语跟过户公司、保险公司、装修公司、维修人员、房屋经理人各种谈判沟通、据理力争,精准操盘的美国房产投资独行侠……

Nick是如何实现从一个独立摇滚音乐人到跨国房地产投资管理人的转变的?

Nick说,

我是一个爱琢磨,喜欢挑战,喜欢到处走走看看的人。

能吸引我的事,总会想办法去做。进入房产投资行业始于兴趣,越深入接触越觉得有意思。

这里面的每一个环节都是我自己去摸索,去独立运作的。

这其实很像我做音乐,从作词作曲到编曲制作演唱,都是自己亲力亲为。我很享受做一件事从头到尾,从了解到掌握的过程。

虽然艰辛繁琐,但你会发现你对这件事越来越喜欢,同时也很有成就感。

当周围认识不认识的朋友都来向你咨询关于房地产问题的时候,能快速精准地帮大家答疑解惑或者实操项目也是一件非常开心的事情。

与其他的投资方式相比,地产投资更加实在、稳健。特别是在美国这个比较成熟的框架和体系里,对投资人的保障是相对稳定的。

现在我已经把商业地产投资当成是音乐之外的第二个专业。

我也希望通过自己的能力和经验,可以掌控自己的生活,真正达到一种比较自由的状态。

就像歌词里写的那样:

我们晚上不睡觉

白天在床上思考

小狗在屋里奔跑

度过完美的一天

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64 comments on “《完美的一天》著名摇滚音乐人卖掉北京唯一住房,来美投资房产实现财富自由

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