May 2020 KREIA Newsletter

Providing Education, Resources & Networking Since 1978 Kentucky’s premier investment club for landlords, rehabbers and wholesalers Meeting the 4th Thursday of every month (except November & December) KREIA.COM • facebook.com/groups/kreiaky • twitter.com/reiaky

Monthly Newsletter for KREIA Members

Vol 05-20 May 2020 President’s Letter

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Dear KREIA Members and Friends,

Paid Advertising Rates

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Virtual Main Meeting: Sharon Vornholt shares strategies for finding off-market deals

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Early Meeting Preview: Renee Buster teaches Skip Tracing 101

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Welcome, New Members!

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As you read this letter, I wish you well and hope you are adjusting and prospering in this new world. You may have already surmised that the May meeting, as well as June and possibly July, will be held virtually as we did last month. April’s meeting was well received with 189 attending the Zoom video call and another few hundred viewing it on Facebook. Your Chris McCarty KREIA crew pivoted and pulled it off. Big thanks to all the board and volunteers, but special thanks to Lauren Willoughby, Techno and IPP Eric George, VP John Jones and our National REIA Zoom host, April Priester, for the moderator assistance.

The annual KREIA elections will be held just before June’s virtual main meeting. Voting will be held online – be on the lookout for an email pointing you to the members-only ballot page.

In considering any positive personal message to share in this writing, I think back to mid-March as the country was contemplating shutting down. The gravity of this decision with its unknown consequences weighed heavily on me – not just for my own circumstances, but locally and globally as well. While I know many are suffering health and financial losses, besides the obvious, I am surprised by the relative levels of apparent normalcy in our market. I believe we are far from through to the final outcome, but from reports of fellow real estate investors we are seeing that: rent collections seem fairly solid, the available inventory remains low, rental applications are about normal, and property priced correctly is moving just fine. Yay, Louisville real estate market!

Watch for login details for our May 28th virtual meeting. Note that if you miss the Zoom call, you can view a recording later at KREIA’s website. If you are a KREIA sponsor, we encourage you to pitch your product and services during the meeting’s pitch session.

Likewise, any member who has a property to sell or buy can pitch after logging in.

Speaking for myself, and I am sure many of you feel the same, virtual is OK, but I miss the passion and energy at Woodhaven for our monthly meetings. I get charged hearing about successes from investors old and new, and from knowing that we play a part in changing lives financially. It’s rewarding to watch people grow and develop real estate businesses. KREIA’s leadership and volunteers will continue to serve and bring you the best we can, but we look forward to the near future when we can meet in person and resume the many other monthly KREIA activities – L.O.T.S., Game Night and Happy Hour.

Be mindful of your actions, lend a hand where you can and keep the faith! America is great and we will all get through this.

God Bless!

Mike Butler: We ain’t seen nuthin’ 6 yet – coronavirus financial forecast

Michelle Rawn: Update on the courts, reopening soon

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2020 KREIA Elections

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Christopher M. Wise: Landlord 14 responsibilities during COVID-19 Helping Hands: Two KREIA vol- 16 unteers team up to feed families Chris Wakild: How to diversify your investments with tax liens

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KREIA Photos

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Jordan Pohn: Where does the economy stand as businesses start to open?

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National REIA News Roundup

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Full PVA Search: Free for now

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KREIA Sample Ballot

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Chris McCarty KREIA President

Copyright MMXIX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

Your KREIA Leaders

President Chris McCarty

Advertise With KREIA

Secretary Erik Hitzelberger

Vice President John Jones

Treasurer Mike Treasurer-Elect Grinnan CPA Wally Kallbreier

Board of Directors

Put your message in front of the most active rehabbers, landlords and wholesalers in the state! KREIA offers five membership levels for businesses. Go to KREIA.com and join at one of these annual advertising levels to get your ad in every issue of KREIA’s newsletter and be invited to make ad pitches at meetings:

Business Card Membership . . . . . . . . $199 Includes your business-card-sized ad. Admission at monthly meetings is $20.

Premium Levels: These four advertising levels include your ½-page ad in each issue.

Rue McFarland

George Foree

Dennis Erhard

Frank Miller

Lauren Willoughby

Greg Nalley

Hampton Scurlock

Katie Crotzer

Rob Bergeron

Rick Littrell

Christopher Jaquith

Jordan Pohn

ParliamenPast tarian Michelle President Rawn Eric George

Get involved with KREIA. You can help with the monthly meetings, L.O.T.S. program, this newsletter, Saturday workshops, Government Affairs roundups, marketing, the KREIA website & more. Work shoulder-to-shoulder with active investors! Ask for someone to direct you as you check in at the front desk at monthly meetings.

KREIA's newsletter is published monthly and serves to educate you and to remind you of upcoming monthly meetings.

About KREIA: The Kentuckiana Real Estate Investors Association is a nonprofit organization focused on education, networking and resources for today’s investor. Whether you are just starting out in real estate investing or are working on your hundredth deal, KREIA can help you learn more, earn more, and have more fun doing it. Group discounts are available.

Contact us at support@KREIA.com if you: Want to advertise on KREIA.com • Need help • Have a question

Bronze Membership . . . . . . . . . . . . . $499 Includes free admission to monthly meetings for one person.

Silver Membership . . . . . . . . . . . . . . $699 Includes free admission to monthly meetings for two people.

Gold Membership . . . . . . . . . . . . . . . $999 Includes free admission to monthly meetings for two people and gives you a skirted table in the vendors area.

Platinum Membership . . . . . . . . Reserved Includes extra promotion. There can be only one advertiser at this level. Our current Platinum Sponsor, MM Lending, holds exclusive renewal rights until 2021.

Questions? Catch up with KREIA Sponsor/ Advertiser Chair Dennis Erhard at the meetings. Or email support@KREIA.com.

Join KREIA Joining KREIA is easy: Go to KREIA.com and click the "JOIN" option on the menu. Tell all your investing friends.

The cost to join as an individual member is $125 per year, with a door fee of $20 at our monthly meetings (which covers the buffet meal and rent on the hall).

Click JOIN at KREIA.com to find out about all the benefits of membership for both individuals and businesses. Too many to list here!

Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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How to Scoop Up Off-Market Deals The key is to create a memorable experience with sellers

By Sharon Vornholt Things don’t quite work like they used to when it comes to marketing for off-market deals. It used to be pretty simple and straightforward, but not so much anymore. Today, you must create a more memorable experience than your competition. This is true at every point of contact.

The Beauty of Off-Market Deals I have always preferred marketing directly to sellers for off-market deals. When you only focus on properties on the MLS, you rarely get to have a conversation with the actual seller of the property. I believe that having these conversations gives you an opportunity to show them why they should choose you over the next guy. It’s always better when you can get face-to-face with a motivated seller.

Once you have created systems to generate leads for off-market deals and you know how to create a memorable experience these folks, this is something you can repeat time after time. By staying top of mind with these sellers through your marketing campaigns, they will think of you when they are ready to sell – IF you know how to create a truly memorable experience.

Think Back to the Way It Used to Be… We had control over the sales process before the Internet came along. Sellers would contact us as a result of our marketing, and the process moved forward from there.

The first contact was usually made by phone, then we would go look at the property if it fit our investment criteria. They needed us, and they only knew who to call from our marketing or possibly through print ads.

Our marketing efforts were directed toward motivated sellers and their current problem. That problem almost always involved some type of financial difficulty. Our job was to identify these potentially motivated sellers and offer them solutions so they could move on with their life.

Then, things changed.

Sellers Realized They Were in the Driver’s Seat It took a while for sellers to realize that they held all the power, but they eventually figured it out. They no longer relied on us for information like they had in the past. They could find all the information they needed online. Google was their new best friend.

Today when sellers have a property they need to sell quickly, their thought process is quite different from before. After they have come to what is often the painful

Join Us Online May 28th for a Virtual Main Meeting Featuring Sharon Vornholt At KREIA’s meeting this month, Sharon Vornholt will be the headliner with this topic: 12 Strategies for Finding Off-Market Deals.

Sharon plans to discuss the following: • Why she loves offmarket deals • 12 strategies for finding lucrative, off-market deals from motivated sellers • Why probates are the best source of off-market leads • Why you need a marketing plan for your business and how to create one Sharon is a local marketing expert with a national following. Catch her podcast, “Let’s Talk Real Estate Investing,” where she interviews investors from around the country, and tune in to other real estate podcasts where Sharon is a frequent guest. Read more of her articles at her website: LouisvilleGalsRealEstatelog.com realization that they need to sell their property quickly, they get to work finding a solution. Today’s sellers are very proactive. I have found that there are several distinct steps to their decision-making process.

The Internet is King The first stop for sellers today is to jump on Google and search for information. In the past, we were their first stop, but that’s not the case today. That means we don’t always get the opportunity to get in front of sellers to educate them about their options and tell them why we are uniquely qualified to solve their problem. In fact, the opposite might be true. The company that shows up at the top of the search rankings may be a great company, but it may also just be good at SEO. Continued on Page 34

Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Welcome, New KREIA Members!

Keith Beasley Tamala Foster Michael Lee Jones Jr.

DJ Mikels Chris Wakild Christopher Wise

We hope to meet you soon at one of our monthly meetings at Woodhaven Country Club. At your first meeting there, be sure to ask for your copy of KREIA’s 2020 Member Directory. In the meantime, please check out the resources below….

KREIA’s New Member Orientation There will be a monthly presentation of the benefits of joining KREIA at every monthly meeting. The presentation will be given from 6:15 p.m. to 6:45 p.m. in the early meeting room at Woodhaven Country Club.

If you bring new investors to a KREIA meeting, please point them toward the orientation.

See the presentation online: Review board member Rick Littrell’s new member orientation PDF, watch a video of him walking through KREIA’s many benefits, and learn how to secure your Home Depot discounts and cash-back bonuses here: kreia.com/MemberBenefits.aspx

May’s Early Meeting: Skip Tracing 101 for Investors What do you do when you need to track down absentee owners and people who owe you money? You probably take to the Internet to use services like Spokeo and other online White Pages websites.

But if those sites lack the oomph to help you find people who don’t want to be found, what do you do then? If you’re like a lot of KREIA’s investors on a serious “manhunt,” you call Renee Buster. By day Renee is a paralegal at Borders & Borders. But by night she helps track down elusive people for real estate investors and attorneys under the umbrella of her own company, B & B Location Services.

And on May 28th, starting at 5:30 p.m., she’s going to lead the early meeting portion of our May main meeting Zoom video call.

Renee will share tips on how to use the publicly available skip-tracing sites that help us track down the people who aren’t making an effort to go off the grid. She’ll talk about the batch skip-tracing services that perform searches for less than $1 each.

Then she’ll talk about the resources she has at her disposal – services that require certification and regular compliance inspections, services that unlock legal restrictions that an unlicensed user cannot get around – resources that she calls her “big guns.”

Be sure to log into our Zoom meeting a little before 5:30 on the 28th so that you won’t miss any of Renee’s presentation. She’ll list resources you can use in her PowerPoint presentation, and she will answer as many questions as she can in the half hour she is allotted.

We will be sending out an email on how to register and log into the meeting a few days prior.

GOVERNMENT AFFAIRS LINKS State Government Roundup Kentucky Realtors Legislative Updates. Read weekly updates on bills in play in Frankfort at the Kentucky Realtors’ site: bit.ly/KYR_LEGU

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Local Government Roundup Louisville Metro Government: Get a summary of local affairs (and state) by the Greater Louisville Association of Realtors (GLAR): bit.ly/LRGAU Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Some of KREIA’s national sponsors via National REIA. For the full list, and info on discounts, visit nationalreia.org/benefits

Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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We Ain’t Seen Nuthin’ Yet! Coronavirus Financial Crisis Forecast

By Mike Butler Last month John Schaub joined me in sharing what to expect in America’s shutdown.

Since then, a lot has happened and in my opinion gives us tremendous insight on forecasting the upcoming Coronavirus Financial Crisis.

We Ain’t Seen Nuthin’ Yet. For starters, take a look at the calendar at the right. It’s a snapshot from my notebook during the Power Lunch on this subject. The calendar helps us to wrap our head around the big picture.

Right now we are in the month of May. All seems to be good right now. Many folks are riding the “Gravy Train” of free money coming in from everywhere. Thanks to the CARE Act, folks who get unemployment are getting an additional $600 PER WEEK on top of their unemployment checks. National network news is reporting this is approximately $23 per hour to sit on your butt and stay at home. Why go to work?

You might think this is great and now your tenants can pay their rent. Hold on here, Baba Looey! Unless you are proactive in reaching out to your tenants, you must take a look inside their “bubble,” the world they live in.

Odds are, everywhere they turn they are getting bombarded with messages from media, friends, co-workers and even family members that they do NOT have to pay rent.

They also hear about our court system being shut down and closed. Poor old rental property owners cannot file to start the eviction process until July 1st – and don’t be surprised if they bump it again to August 1st.

So this puts you in a pickle. You must be proactive and reach out in a helpful way to encourage all of your tenants to pay their rent now. And why not get them to pay for an extra month or two in advance?

we expected April to be the worst month. Then in April we expected May to be the worst. And now in May… I do NOT expect June to be the worst month yet. Here’s why: When you look at the big picture, the calendar above, you will see a stop sign in the month of July. This stop sign represents when the majority of the free money runs out. Think about it. Do you really think our economy will be back to 100% at the end of July? I do not.

Okay, so August will definitely be brutal, but nothing compared to September and October. Both you and I are peanuts in this big game of our economy and, for the most part, we cannot control anything. But we can prepare and plan for the worst and hope for the best. We can take action now to survive and succeed.

September will be worse than August. October will be worse than September. I’m going to ruffle some feathers, but this is my old police detective 6th sense gut feeling.

Unfortunately, politics comes into play here big time.

Back to the Corona Calendar Regardless of your party affiliation and political views, let’s May is now. Many investors have applied and received funds from PPP and EIDL. Please read the fine print on all of keep an open mind and try to stick with the facts. There are a boatload of folks who are Trump-Dislikers (including my your loan documents from lenders and the SBA. monster-in-law) and there are a boatload of folks who are In Louisville, the media is reporting a decrease in rental income from 25% to 33%. Nationally it is worse. (My rental Trump-Likers.

Please bear with me because it is going to affect your real business is down only 3%.) Unemployment on the national level is almost 20%. This means 1 in 5 folks are unemployed. estate and our economy. Look at the calendar one more In Louisville, it is worser. Unemployment is 33%, resulting in time. August, September and October being the worst, smack dab prior to our Presidential election.

1 in 3 people who are unemployed in our town.

Continued on Page 28 As far as your rental income is concerned, back in March Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Update on the Courts

By Michelle Rawn As all of you know, we are in unchartered territory and very strange times. As part of the COVID-19 guidelines and precautions, courts both in Kentucky and Indiana have been shut down for all nonEmergency cases, which includes evictions. Below is an explanation of the different orders currently in place in Kentucky and Indiana and eviction restrictions for those properties which fall under the guidelines in the CARES Act. The courts in Kentucky will be reopening on June 1, 2020, with some strict guidelines and only at 1/3 capacity. Per Order of the Supreme Court of Kentucky, only necessary parties (plaintiffs, defendants, attorneys, judges, court personnel and required witnesses) will be permitted in the courthouse and in the court rooms. In addition, the general public will not be permitted to bring personal items (i.e., purses, backpacks, etc.) into the courthouse. Everyone will be required to wear a mask and there will be a 10-foot perimeter placed around the judge.

We have contacted the Jefferson District Court Clerk’s office to see how this will actually work with eviction court, and as of May 20, an official plan had not been established.

As of May 21, new court dates for the previously filed evictions have not been scheduled. We will update you as more information is provided.

The good news is that with court opening on June 1 per Supreme Court Order, new evictions should be able to be filed in Kentucky starting July 1, 2020. In addition, it has been held that the emergency eviction exception set up by Governor Beshear is unenforceable until adopted by the Supreme Court of Kentucky. Finally, nothing in any of these orders relieves the tenant from the obligation to pay rent.

In Indiana, the courts have reopened but the stay on eviction cases, both new and those already filed, is still in place pursuant to Executive Order 20-06. In addition, eviction hearings going forward in several counties will be handled virtually for the plaintiff and his/her attorney. Only the defendants, judge and court personnel will be permitted in the courtroom, and the capacity is limited to a total of 10 individuals in the courtroom at any one time. Finally, nothing in any of the Executive Orders entered in Indiana relieves the tenant from his/her obligation to pay rent.

Nationally, the CARES Act applies to those properties, both multi-family and single-family, where the loan for the property is either a Fannie Mae, Freddie Mac or HUDbacked loan; the property is a tax credit development; or the tenants are receiving government assistance with rental payments, including but not limited to Section 8. If any of the above guidelines apply, then eviction proceedings for non-payment of rent may not be filed until July 26, and the

2020 KREIA Election: Open for Nominations It’s that time of year again for the KREIA election. The Election Committee would like to inform you of the election procedure. This year due to COVID-19, things will be handled differently.

KREIA is run by a board of directors consisting of five officers (President, Vice President, Secretary, Treasurer and Treasurer Elect), twelve at-large board members, the immediate Past President and the Parliamentarian.

The officer positions serve for a one-year term, while the at-large board members serve for a two-year term, with six new members being elected each year. The only exceptions are when an at-large board member chooses to run for an officer position before his/her two-year term has expired; or has to leave the board prior to the end of his/her term. There are no term limits, and all incumbents may run for reelection if he/she so desires.

Nominations will be taken via email this year as both the April meeting was a virtual meeting and the May meeting will also be virtual meetings. Please email Michelle@rawnlawfirm.com if you are interested in running for the board. Nominations will be closed after the May meeting, and the election will be held virtually. Any emails received with nominations after May 28 will not be included in the elections for 2020. Those elected at the June meeting will be sworn in to take office at the July regular meeting.

Lauren Willoughby is working to set up a link on the KREIA website for absentee voting. Once this is up and running, we will update everyone on the process. Once the ballot is finalized after the May meeting, you can also email me directly for a copy of the ballot and then return it to me via email to be counted no later than 7 p.m. EST on June 25.

If you would like to nominate someone or if you would like to run yourself, please contact me at Michelle@rawnlawfirm.com. If you are nominating someone else, please provide contact information for that person so I can confirm they are willing to run for the KREIA board.

All board members are required to participate on at least one committee. Several members are actively involved with more than one committee, and several are a committee chair. In order for KREIA to be successful, all board members are required to be an active member helping at all KREIA events, including volunteering to help at the main meetings and educational events.

If you have any questions about the election or governing process of KREIA, please feel free to contact me.

– Michelle Rawn See a sample of the current ballot on Page 36

notices given are all required to be 30-day notices; this includes lease terminations/non-renewals and non-rental lease violations (i.e. an unauthorized occupant).

As all of us know, things are still changing on a daily basis.

Please feel free to reach out to me to see if there have been any more developments or updates. I hope you and your families are staying safe and healthy.

Michelle R. Rawn Rawn Law Firm, PLLC Tel: (502) 639-9396 Fax: (502) 276-0607 Email: Michelle@rawnlawfirm.com

Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Landlord Responsibilities During COVID-19 Suggestions for the reasonable landlord

By Christopher M. Wise A certain scenario is playing itself out across America. Landlords are asking what their responsibilities are once they learn that a tenant has been diagnosed with COVID-19.

Without getting into the specifics of what constitutes negligence, landlords are facing a bit of a conundrum. Various laws and regulations prevent landlords from requiring tenants to disclose their medical conditions, but other local, state, and federal laws require landlords to provide clean, safe, and habitable premises. This conundrum has created a COVID-19 dichotomy that has left many landlords questioning what actions they should take to protect themselves from future liability.

In short, there are no specific requirements that currently exist, but courts will likely consider whether the landlord took reasonable actions during this time of crisis.

CDC Recommendations The Centers for Disease Control and Prevention (CDC) is at the forefront for publishing guidance regarding the proper procedures to follow during the COVID-19 pandemic.

Of relevance is the CDC’s recommendation to clean and disinfect frequently touched surfaces daily. These surfaces include tables, doorknobs, light switches, countertops, desks, phones, toilets, and sinks, to name a few.

While many landlords follow a predetermined schedule for cleaning common spaces, this guidance should make landlords consider adjusting the rate in which these common spaces are cleaned.

Assuming they have adjusted their cleaning practices to meet the CDC’s recommendations, landlords still face the issue of tenant turnover. Along with the CDC’s recommenddations for cleaning and disinfecting frequently touched surfaces, the CDC also recommends soft surfaces (carpeted floors, rugs, drapes, etc.), and electronics be cleaned daily.

However, the fact is, this recommendation is nearly impossible to enforce for most landlords.

While landlords might suggest tenants follow CDC guidelines, enforcing such suggestions would not be feasible.

Moreover, landlords should also refrain from taking certain actions such as requesting tenant disclosures.

Beware of Requesting Tenant Disclosures Many landlords across the country are “requesting” tenants disclose whether they have been diagnosed with COVID-19. However, this practice should be strongly

discouraged because of the potential liability that landlords might find themselves in. HIPAA laws protect the privacy of patients and their healthcare data, and the Fair Housing Act prohibits landlords from discriminating against tenants with disabilities.

Violating HIPAA or the Fair Housing Act could result in significant financial damages to the landlord. Tenants are not required to disclose their COVID-19 diagnosis, and landlords should not disclose any active COVID-19 diagnosis with other tenants. Once a landlord learns of a tenant’s COVID19 diagnosis, there are a few actions landlords should consider.

Suggested Actions The goal for landlords during this unprecedented time should be to act like any other reasonable landlord considering the circumstances. Remember, at this time, there are no specific requirements for a landlord to follow. However, courts will likely consider the actions taken by a landlord, should a dispute arise. As a guide, here are four actions landlords should consider taking: 1. Disinfect Common Areas: Increase the rate in which frequently touched surfaces in common areas are cleaned and disinfected. Many landlords cannot afford daily cleaning and disinfecting, but most landlords could increase the rate in which these common areas are cleaned and disinfected.

2. Notice to Tenants: Remind tenants of the CDC’s recommendations and the actions the landlord is taking to keep the premises clean and safe. Landlords should reassure tenants that they are taking steps to help minimize the spread of COVID-19 on the premises. Additionally, landlords should remember to keep a record of their notice to tenants.

3.Disinfect Contaminated Units: Consider having the contaminated unit professionally cleaned once the tenant Continued on Page 32

Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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KREIA Helping Hands Feed Families in Need Katie Crotzer and George Foree organize food drive outside the Metro

By Lauren Willoughby Times are hard in Louisville for people out of work, but they’re even harder in surrounding rural areas, where resources are fewer and social safety nets are less substantial.

Just ask Katie Crotzer and George Foree. These two successful investors, also KREIA board members, have teamed up to feed families in Shelby, Oldham and Henry counties.

“We helped people, especially senior citizens, who could not get out and go to the stores,” George said. “We took food directly to their houses.”

Out in the country, Katie said, “your next-door neighbor could be a mile down the road, so you don’t always think about them.” They’re much harder to check up on.

George and Katie worked with churches, schools and aid organizations to find out about people who needed help, and then they delivered boxes of food to their doors.

They’ve even doubled back to some families to make a second delivery a week or so later – and found out that the first batch of groceries had already been eaten.

Their collaboration started when George mentioned to Katie that the National Association of Black Veterans, where George is on the board, had learned about some elderly who were in dire straits. Those people were on limited income, with no transportation or family members to help them.

Then Katie and George learned from schools about people who had food vouchers that were enough to feed their families while school was in session – while their children had access to free breakfasts and lunches. But once the schools closed, the vouchers couldn’t stretch to cover. And the food banks were running out of food.

One idea Katie and George had was to approach KREIA’s board, seeking a donation to help get food out to people who need it. And KREIA stepped up with a $1,000 donation.

Katie said that so far the funds have been used to provide 10 days’ worth of food for 77 families. And there’s still food left over, which Katie says they are boxing up and taking to food pantries as needed. She said George is staying in contact with the schools.

That’s a smart investment! Katie said they bought a lot of the food in bulk at Save A Lot in Shelbyville, the town where Katie lives. The manager there cut them some deals – the store’s way to contribute to a good cause too. Also offering help were Katie’s husband, Wil, and son, Chris. KREIA members, including Kim Hunter, also pitched in.

It was work that desperately needed to be done.

If they weren’t delivering food themselves, Katie and

George Foree and Katie Crotzer have made many contactless porch drop-off deliveries of food over the last month.

George teamed up with others in the community, supplying them with food to take along on their wellness checks.

“Teachers were going and doing home visits if they hadn’t heard from the kids,” Katie said. “We were trying to make sure that it was not us doing it, because they don’t know us – but if they needed help, we would help with delivery.”

Katie described meeting out-of-work horse trainers who can no longer afford rent now that the horse shows have closed down. “I’ve found people living in barns, with little kids,” Katie said. She’s met people living out of their cars.

She mentioned seeing elderly people waiting near community donation point food boxes, which had been emptied, on the chance that someone would drive up with more food.

Hearing these stories about people surviving on the margins, not far from Louisville, while most of us are safely sheltering in place in well-provisioned homes, is sobering.

Is there something we can do to help? Yes, and the need is great. Both Katie and George recommend talking to local charities and asking what they need that you can supply.

Talk to churches and ask who they know who needs help.

Donate to your local food banks. Ask people in your community if they know of anyone out of food. “People working in their local communities – that’s where we can make the most difference,” Katie said.

And as you’re finding ways to help, be sure to talk about what you’re doing with your friends and family. Katie says that’s a good way to help others realize that they can do this too, and then even more people will be helped. “Once the word got out about what we were doing, thanks to KREIA, it just kept multiplying,” Katie said.

Continued on Page 18

Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Diversify Your Investments: A Tax Lien Primer

By Chris Wakild, of Albrektson & Wakild Did you ever wonder how easy it might be to expand and diversify your real estate holdings by owning Kentucky tax liens? This article provides an educational overview of the investment with pros and cons of the concept and a reference for pursuing the idea.

What is a property tax lien and how do I buy one?

• When a property owner fails to pay property tax, the county automatically has a lien on the property, which means the property cannot be sold without paying the tax debt. The county needs the taxes to be paid in order to fund county police, fire, schools, etc., so it sells their liens at an annual tax sale.

• Be aware that there are statutes and regulations associated with all property tax sales. Obtaining professional advice is advisable.

Why buy tax liens?

There are many reasons: • High interest – Statutory 12% annual interest.

• Safety – Each tax lien is secured by real property value and the property cannot be transferred without payment of the tax lien.

• Security – All property tax liens get paid ahead of ALL OTHER LIENS, including mortgages and all federal and state tax liens. Even bankruptcy cannot void a property tax lien.

• Stability – Interest rate is set by law and is not affected by other rates.

• No broker fees – Tax bills are purchased direct from county government.

• Diversification of risk – Each tax bill is an individual investment and the value of each bill is unrelated to the value of any other bill.

What are drawbacks to owning tax liens?

• Not very liquid – It may take several years to collect a tax lien. Investors should view this as a long-term outlay.

Realistically, if you decided to “cash out” it might require up to two years to wind down all the liens. This results from the rather slow pace of the legal system and is largely beyond the control of the collection firm.

• Tax liens need to be on valuable property. Performing due diligence in advance of a purchase is essential. Loss of some principal is possible and usually results from a property losing some of its value from lack of upkeep or, on occasion, a fire.

• Tax liens can be paid by the property owner at any time, so some liens are paid sooner than a purchaser may prefer. Kentucky law sets lien interest at 1%/month

(12%/year), so when this occurs, a purchaser still receives the 1% per month but only for the months it was outstanding.

If you’re wondering where you can get help to invest in Kentucky tax liens, contact the law firm of Albrektson & Wakild at (502) 780-0304. We’re a new KREIA member and are here to answer your questions. We offer over 14 years’ experience in tax liens as a small law firm devoted exclusively to this subject and can provide you services in purchasing tax liens, managing them, and collecting your tax bills. We offer quarterly reports and make this a lowmaintenance investment for you, because we do all the work. Our firm’s fees are paid by the property owner – they’re NEVER paid by our clients.

KREIA Helping Hands Feed Families in Need Continued from Page 16 Katie gave a shoutout to Renee Buster, a KREIA member who has an Avon business. Renee sent along shampoo, body wash, lotion and deodorant, which George and Katie added to care boxes for families and for the elderly.

“When Renee told Avon what we were doing with care packages for a mentally challenged adults group home, they sent a truckload of things to help,” Katie said.

If you are thinking about buying food to donate, check out these practical suggestions from George and Katie:

• Both Katie and George recommend donating canned items. “Canned goods last longer,” George said, and fresh produce can spoil before it may be used.

• Choose cans with a pop top over those that need a can opener, George advised. Homeless people often don’t have can openers, and the elderly find it easier to open pop tops. And Katie added that if you can find foods that can be eaten and taste good cold, that’s a bonus. She mentioned meeting some homeless people who enjoy ravioli right from the can.

• Katie has a very specific tip for people assembling care packages for the homeless: Do not put packages of cookies in the same bag with bars of soap – because the cookies will end up tasting the way the soap smells.

Looking for charities to donate to? One good way to find them is to Google for food pantry along with the name of your town. And remember the Home of the Innocents – on its website it has posted wish lists of items they would love for people to donate during COVID-19.

Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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KREIA

Photos

Thank you to everyone who sent us photos!

Please help us with June’s issue! Email some photos to

kreiaphotos@gmail.com

photo by bruce w. hinson, www.obedientcamera.com Above: KREIA photographer Bruce Hinson was on duty to capture last month’s virtual main meeting, which took the form of a Zoom video call. At right: Bruce indulged our request for an office selfie. Below left: KREIA member Anna Wagner Carroll sent us an adorable photo of her son Connor cuddling a chicken. She writes: “We got the chicks at the beginning of April, and I’m so glad, because they’ve been a great distraction and have provided a lot of entertainment!” Below right: Eric George, KREIA’s Immediate Past President, enjoyed a hike in Broad Run Park with his wife, Christina.

photo by bruce w. hinson www.obedientcamera.com

Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Where Does the Economy Stand as Businesses Start to Open?

By Jordan Pohn My last two articles have attempted to stay ahead of the Virus and its effects on the economy. As I put pen to paper for the third time, I find myself once again falling behind as the Virus continues to affect every part of the economy.

First, the unemployment rate is now at 14%, which is the highest since the Great Depression. The unemployment rate is a lagging indicator, so it will inevitably be higher next week. The good news is that people will be going back to work as Kentucky lifts certain restrictions, including the stayat-home order.

Now, let’s examine this a bit deeper. I will use restaurants as an example. They will be opening in a limited capacity (33%). This means that only some employees will go back to work. What will happen to those employees who are still furloughed? The government has not approved a second stimulus package to assist those individuals.

The next question is whether the 33% capacity will generate enough revenue to cover expenses? If not, will the restaurants increase prices to make up the difference? If so, will this discourage patrons from going back? There will not be immediate clarity of the impact of lifting the restrictions.

That said, I do think we need to move forward with opening the economy (in a responsible manner) and hitting the new problems head-on.

One indicator of how people and industries forecast the future is the stock market. It is a FORWARD-looking measure of earnings and the economy. In March, the market was having wild historical swings due to all the uncertainty. The market has increased by 25% since that time, and the swings have leveled off. This would lead me to believe that people are betting the economy will be in much better shape by the fourth quarter. However, there are big industries that will take a longer time to come back – airlines, hotels, cruise ships, etc. People associate the biggest health risks with these industries.

In my last article I distinguished this crisis from the financial crises in 2008. Since the last article, certain similarities have started to emerge and should cause concern. In 2008, the government believed the financial markets would implode if the banks were not bailed out.

They were considered “too big to fail.” This was a hotly debated issue back then. New regulations were passed in the banking industry to avoid this happening again.

However, we now have another industry that the government considers too big to fail – the airlines. They were given their own stimulus package under the CARES Act. The rationale centered around disastrous economic results if they did not get a lifeline. At this point, the bailout dollars do

not compare to 2008; however, they may need another stimulus package if it takes people a long time to feel safe flying again.

The second bailout in 2008 was for the automobile industry. We are once again having tremendous economic issues in this space as one in nine people work for the automobile dealers or in tangential fields that support the automobile industry (suppliers, etc.). In 2008, they did get a government bailout in the form of liquidity, which solved the “cash crunch” occurring in the industry. The government lent them money that was eventually paid back. The taxpayers did not take the brunt of these loans. This is about to happen again. As long as this is a loan that does not burden the taxpayers, this shouldn’t have too big of an impact on the economy. Thankfully, the government can temporarily print money to solve this problem.

It may seem counterintuitive, but the increase in oil prices is also helping the economy stay in check. Low prices were pushing the economy and stock market in every direction. In fact, due to the way oil is traded, the prices turned negative at one point. This was an aberration, but it does highlight how irrational things were becoming. Saudi Arabia has now lowered its supply (which will increase prices), and hopefully demand will increase as people start travelling again. The combination of these two actions should keep oil prices at an appropriate level.

From a global perspective, our relationship with China, and how they handled the Virus, could be the single greatest challenge we have. Our Secretary of State has more than implied that China acted in nefarious ways regarding the Virus. They kept it confidential as long as possible and then stockpiled PPE so other countries would not have needed supplies. Prior to these actions, U.S.-China tensions were high. President Trump had used tariffs to limit China’s influence on the U.S. economy. Are tariffs now enough? If the president steps it up another level, the unintended consequences could be enormous.

If we do not take further action, the United States’ power could be questioned around the world.

Stay tuned … ● Jordan Pohn is a current board member, an owner of Surepoint Equity, which provides short-term financing, a KREIA Gold Member sponsor, a former owner of a national mortgage company, and a real estate attorney. For more information, please contact him at jordanpohn@surepointlending.com or at (502) 445-1011.

Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Do You Have a Product or Service to Offer Kentuckiana Investors? Become a Business Card Member for only $199/year and see your ad in a year's worth of issues! You can upgrade to Business Card at any time.

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Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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National REIA Real Estate News Roundup National REIA, of which KREIA is a chapter, reports on issues affecting real estate investors and also provides links to stories of interest from other organizations. Here is a sampling of recent news and resources that Brad Beckett, NREIA’s Director of Education & Outreach, has compiled. For more news, visit realestateinvestingtoday.com

Keep Your Mobile Phone Clean, Too! In today’s business environment, the mobile phone has not only become an essential tool but is nearly ubiquitous.

Throw in the current coronavirus pandemic and you realize that you’re potentially carrying around a little germ-trap.

Check out the infographic: bit.ly/k2005_mobile

Redfin’s CEO Predicts Exodus

Redfin CEO Glenn Kelman says to expect something close to an exodus from large, expensive metro areas as the prepandemic trend has greatly accelerated. He said searches and the long-term trends are both pointing to areas outside of big cities.

The Federal Housing Finance Agency (FHFA) announced in Watch the interview on CNBC: cnb.cx/k2005_exodus mid-May that it is extending its moratorium on foreclosures and evictions until at least June 30, 2020. The foreclosure moratorium applies to enterprise-backed (Fannie Mae & Freddie Mac), single-family mortgages only.

The Mortgage Bankers Association is reporting that their Read the press release at FHFA: bit.ly/k2005_evictions Mortgage Credit Availability Index (MCAI) decreased 12.2% in April, which they say is an indicator that lending standards are tightening. The MCAI report analyzes data from Ellie Mae’s AllRegs Market Clarity business information tool.

The National Multifamily Housing Council (NMHC) says Read the full report: bit.ly/k2005_mcai that 80.2% of apartment households made a full or partial rent payment by May 6th. This figure is a 1.5-percentage point decrease in the share who paid rent through May 6, 2019 and compares to 78.0% that had paid by April 6, 2020.

The oil market has been making big news recently as Read the full release at NMHC: bit.ly/k2005_apartments demand for gasoline has dried up as a result of the coronavirus pandemic. Oil is one of those closely watched commodities that, with the slightest move up or down, affects economies around the globe.

In a recent episode of the Rent Perfect podcast, David Read the full story: on.mktw.net/k2005_oil Pickron talks about the importance of requiring renters insurance in rental leases.

Listen to the podcast: bit.ly/k2005_insurance Did you ever hear the old rhyme, “Leaves of three, let it be?” This graphic reminds us that as warmer weather approaches, and landscaping moves to the forefront, we In times of change, look for opportunities to solve need to be mindful about what else might be growing. problems, advises M. Jane Garvey, President of the Chicago View the infographic: bit.ly/k2005_poisonous Creative Investors Association.

Read the article: bit.ly/k2005_opportunity

FHFA Extends Foreclosure and Eviction Moratorium

Mortgage Credit Availability Decreased in April

80.2% of Apartment Households Paid Rent by May 6

150 Years of Oil-Price History in One Chart

Requiring Renter's Insurance Is a Pro Landlord Move

Poisonous Plants Can Ruin Summer

Embrace the Opportunity

Black Knight Says 7.3% of All Mortgages Are in Forbearance According to Black Knight’s latest Mortgage Monitor, 7.3% of all mortgages in America were in forbearance, representing 3.8 million homeowners. However, they do report that as of April 15 the daily number of new forbearance requests began to taper off.

Read the full report: bit.ly/k2005_forbearance

COVID-19 Resources Have you stopped by kreia.com recently? We’ve given prominent placement on the home page to: ► KREIA’s resource page, maintained by Nina Musgrave kreia.com/Page.aspx?ID=COVID-19-Resources ► National REIA’s COVID-19 Updates page nationalreia.org/covid-19-updates/

Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Mike Butler: You Ain’t Seen Nuthin’ Yet! Continued from Page 6 This is all of the bad stuff. Now for some Great News!

Sharp investors can see all kinds of opportunities in the upcoming year. This bad stuff is not just for real estate investors alone, but it will affect homeowners and investors all across America.

If you plan properly, you will be able to “cherry pick” some killer deals and have a great opportunity to turbocharge and grow your self-directed ROTH IRA. So What Is a Poor Real Estate Investor To Do? STEP 1: PLAN for the worst, hope for the best.

STEP 2: WHACK EXPENSES – Carefully review your finances and whack as many expenses as you can, at least for the short term.

STEP 3: STOCKPILE CASH and resources to cash. You hear many folks telling you to get HELOCs. (Home Equity Line of Credit on your home and investment properties) Take this up one better and find lenders who will give you a super-low, fixed interest rate for a long time, 25 or 30 years. This is preferred because when the meltdown gets real serious, many lenders will call your HELOCs due, even if you have them maxed out. Lenders did this in our last financial tsunami. Lenders are less likely to call them due on long-term loans.

Stay Safe, and Stay Tuned for more Corona Virus Updates for Investors.

P.S. Sign Up for Your FREE Investor Training Every Tuesday at 12 noon: MikeButler.com/PowerLunch Mike Butler is a KREIA Past President, a recipient of the Ed Melton Award, a property manager, a high-volume landlord, a principal in Tenant Finder Service, a retired Louisville undercover police detective, the author of the best-selling real estate book “Landlording on Autopilot,” and a national speaker and mentor on landlording and creative real estate investing. Contact him via his website, MikeButler.com.

QUOTABLE QUOTE “I find that the harder I work, the more luck I seem to have.”

– Thomas Jefferson Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Landlord Responsibilities During COVID-19 Continued from Page 14

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recovers. If your lease agreement permits you to take this action by meeting certain requirements, then abide by the appropriate lease provisions. However, remember that in most jurisdictions a landlord is required to do whatever is necessary to put and keep the premises in a fit and habitable condition.

4.Tenant Turnover: When a tenant moves out, strongly consider having the unit professionally cleaned and disinfected. This suggestion is not only to protect yourself and your staff as you prepare the unit for the next tenant, it also provides peace of mind to the next tenant. It’s likely new tenants will be more cautious when determining whether to move into a new unit. Explaining the additional steps taken to disinfect their future home will pay dividends toward putting prospective tenants at ease. Remember that disclosure of a previous tenant’s medical diagnosis is not required and is strongly advised against due to potential liability landlords might inadvertently find themselves in.

Conclusion The fact is, there are no required actions landlords must take during or after the pandemic. However, while no specific requirements currently exist, courts will likely consider the actions the landlord took in order to determine whether the landlord acted reasonably.

Increasing the rate in which the landlord cleans and disinfects common areas, providing notices to tenants regarding CDC recommendations and steps the landlord is taking, and professionally cleaning and disinfecting units with tenant turnover will all support the notion that the landlord acted reasonably. While landlords will continue to face this scenario for months to come, until specific guidance from the government is released, landlords should act in a manner that they will be able to justify should an issue arise.

Author Christopher M. Wise is an attorney and the Managing Member of Wise Law LLC in Louisville, Kentucky. He focuses on landlord-tenant disputes and contractor-subcontractor litigation.

Full PVA Search: Get It While It’s Free The full Jefferson County PVA search, which normally costs $35 for 30 days of access or $10 for a day pass, appears to be free for the time being as a side effect of government response to the coronavirus. Got properties you want to look up? Want to see data you usually have to pay for? Check out the neighborhood sales lists, multiple photos of the property, plat maps, sales histories and more. Take it for a spin at https://jeffersonpva.ky.gov/ Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Sharon Vornholt: How to Scoop Up Off-Market Deals Continued from Page 3 offer freebies like simple, branded guides that they can download.

Getting on the Seller’s Short List: Nabbing Those OffAn example of a free resource they can download would Market Deals Once sellers have done their due diligence and they feel be, “A Guide to Surviving (job loss, pre-foreclosure, the probate process, etc.”. Or, “10 Reasons to Work with an they have gathered the information they need, the next Investor.” You get the idea. step for them is to create a “short list” of potential real estate investors to contact.

What Else Matters to Sellers?

Think about this for a minute. Before a motivated seller These folks are also interested in working with someone even thinks about contacting us for help: who shares their values. This is where brand perception • They have done their research; they have looked us comes into play. What do your marketing materials and and our competitors up online your website say about you? Do they accurately paint a • They evaluate their options picture of you and your business? Can these people relate • They feel like they have the information needed to to you? take the next step.

People do business with other people who they can • Some savvy sellers may have even pulled to together identify with. Show them that you’re just like them, but you some “supporting documents” AKA comps to justify the happen to be in the business of solving real estate-related price they think they should get for their property. problems. For instance, if you do volunteer And … we still aren’t involved in the “Never forget work, put a little blurb about that on your process. Notice that they haven’t called website. anyone yet. that it is this Remember that marketing has changed: The million-dollar question at this point situation (the • The old way of marketing is: “You don’t is, “Have you made the cut? Are you on know me, but I want to buy your house.” their short list? seller’s painful • The new way of marketing is: “I’m a Remember, the tables have turned. The problem) that knowledgeable, likeably guy (or gal). Let’s get seller is in the driver’s seat. If you are one to know each other, then I will offer to buy fuels our of the investors that has made the cut, the your house.” sellers’ next step will be to “interview” opportunity to those investors so they can choose the one buy these off- Why Sellers Work with Investors they would like to work with. At this stage, Most sellers work with investors because they have likely chosen more than one permarket deals.” they are looking for a quick, hassle-free son to invite to come take a look at their property and make an offer. The thing to remember is that solution to their problem. In most cases, for one reason or another, they don’t want to list the property on the MLS. they are also checking you out at the same time.

Here are some common problems that cause sellers to work with directly with real estate investors: Building Your Authority Online as a Trusted Source of • Divorce Information • Foreclosure We know that before they ever contact us, sellers are • Job loss looking for information. They begin the process of • Job transfer educating themselves about their particular problem or • Absentee owner situation, which might be pre-foreclosure, a job loss, • Tired landlord divorce, death or stressful other life event. Our job is to • Probate or Inherited property give them what they want, and that is information and Try to think of all the problems motivated sellers could solutions! Remember that these are off-market deals with be facing and create information to address those much less competition, so we need to stand out from out problems, then point them to information on that topic. competition.

Become a trusted resource.

Let me ask you this: when a motivated seller searches for you on the Internet, what do they find? When they land on your website, what do you have to offer them? Here is a The Importance of a FAQ Section on Your Website Having a detailed FAQ section on your website is suggestion. another way to stand out. This allows you to get out in One thing you can do is have up-to-date information Continued on Page 36 about common real estate problems on your website, and Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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KREIA 2020 Sample Ballot Officer candidates President: Vice President: Secretary: Treasurer: Treasurer-Elect:

Sharon Vornholt: How to Scoop Up Off-Market Deals Continued from Page 34

□ Chris McCarty □ John Jones □ Erik Hitzelberger □ Mike Grinnan □ Wally Kallbreier

Board at Large (to serve a 2-year term. Vote for 6 people): □ Craig Jennings □ Rob Bergeron □ Christopher Jaquith □ Ken Hodge □ Hampton Scurlock □ Jordan Pohn □ Alisha Higgs

See Page 10 for more information.

front of questions sellers may have about your process.

You can even address potential objections they may when it comes to working with you. Brainstorm ideas for information and resources YOU would need in each one of those situations, and then create that information and those resources for folks who visit your website. You want to think outside the box here. What might they need to know that they are unaware of?

Eliminate Second-Guessing Sellers have a way of second-guessing their original choice. Creating an experience that is memorable will greatly lessen the chances they will begin to question their original choice (which was to work with you). Give them what they want; then give them more. Create resources for them so they become interested in you and the solution you can provide to their problem. Create an experience that wows them.

Simple Ways to Be Memorable These off-market deals are so valuable, it pays to go the extra mile with these motivated sellers.

Here are some simple but tried-and-true ways to stand out: 1. Be on time. Nothing makes you look bad like showing up late.

2. Be prepared. Know the home values and the comps for that area.

3. Look over the notes you took when you initially talked with the seller. They will be impressed that you took the time to listen and remember what they told you about their particular situation.

4. Ask a lot of questions.

5. Be a good listener. Sellers will often tell you “what else” they need in addition to cash to make the deal work.

6. Once you’ve finished looking at the property, tell the seller exactly what they can expect next.

7. Always do what you say you are going to do.

8. Use a service like Bonjoro (Bonjoro.com) to make a quick “thank you” video that you can email to them.

9. Follow up with an actual handwritten thank you note that includes your business card.

Final Thoughts Make it easy for sellers to work with you. In addition to having a contact form on your site they can fill out, they need to be able to reach you by phone, email or by text if they have other questions.

Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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Copyright MMXX Kentuckiana Real Estate Investors Association • P.O. Box 91225 • Louisville, KY• 40291 (502) 509-2216 www.KREIA.com DISCLAIMER: KREIA does NOT pre-qualify, evaluate, endorse, guarantee or warranty any particular deal, service, company, or person. The Kentuckiana Real Estate Investors Association recommends you perform your own due diligence & seek appropriate legal, accounting, or other professional advice before making any investment. KREIA is a Member of National Real Estate Investors Association.

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PO Box 91225 Louisville, KY 40291 Return Service Requested

THE Local Resource for Landlords, Rehabbers & Wholesalers Meeting the 4th Thursday of every month (except November & December) at Woodhaven Country Club, 7200 Woodhaven Road, Louisville, KY 40291 KREIA.COM • twitter.com/reiaky • instagram.com/reiaky • youtube.com/reiaky facebook.com/reiaky (public) • facebook.com/groups/kreiaky (private)

UPCOMING EVENTS

12 Strategies for Finding Off-Market Deals, Featuring Sharon Vornholt For our May 28th main meeting, we’re going virtual again and inviting Sharon Vornholt to discuss ways to find off-market deals, including probates (her favorite niche). Sharon is a local marketing expert with a national following.

Early Meeting: Skip-tracing tips with Renee Buster Please watch your email and KREIA’s website for details on how to register for May 28th’s online Zoom meeting.

❖ June 9th — Noon-1:30 p.m. KREIA Lunch & Learn. Host Ed Gibson says we’re going for it – and not online! His plan is that we picnic in a park while networking and learning from a guest speaker – while wearing masks and staying socially distant.

Sounds like an awesome plan! Be sure to stay tuned for more details, and pick out your most stylish mask. ❖ June 18th — 6 p.m.-7:30 p.m. KREIA Game Night: CashFlow.

Want to get out of the Rat Race? Play the CashFlow board game with other investors pursuing financial freedom. Everyone is invited. We’re playing it online!

Main Meeting Calendar Here’s what’s coming in the next few months: • June 25: Rehabbing With Frank Miller & Hannah Gill • July 23: To be announced • August 27: Foreclosures & REOs (tentative) • September 27: Building Wealth With Rental Properties

We look forward to seeing you at our next main meeting!