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https://www.homeinvest.com is owned and operated by Home Invest, LLC and may contain advertisements, sponsored content, paid insertions, affiliate links or other forms of monetization.

The views and opinions expressed on this website are purely those of the authors. If we claim or appear to be experts on a certain topic or product or service area, we will only endorse products or services that we believe, based on our expertise, are worthy of such endorsement. Any product claim, statistic, quote or other representation about a product or service should be verified with the manufacturer or provider.

No Professional Advice

The information contained in or made available through the Sites does not replace the services of trained professionals in any field, including, but not limited to, CPA, Attorney, 1031 Exchange Agents, Financial Planners or other tax/legal/financial matters. We and our Certified Partners or suppliers make no representations or warranties concerning any treatment, action, or application of medication or preparation by any person following the information offered or provided within or through the Sites. Neither we nor our partners, or any of their affiliates, will be liable for any direct, indirect, consequential, special, exemplary or other damages that may result, including but not limited to economic loss. You alone are responsible and accountable for your decisions, actions and results, and by your use of the Sites, you agree not to attempt to hold us liable for any such decisions, actions or results, at any time, under any circumstance.

SMS/Mobile Texting

When you become a customer through our sites, you provide your phone number to us and we may use your phone number to confirm orders, deliver promised ongoing training or communication, and to send text updates, promotions, videos, audios, or messages related to Home Invest or any of it's brands or programs. You can opt-out of receiving any future text messages by simply replying to any of our text messages at any time by following the opt-out instructions on the text. By signing up for our products or programs you hereby grant us permission to text you until you reply otherwise. We do not ever sell or rent your phone number and we only communicate with you regarding relevant Home Invest programs.

Earnings Disclaimer

We believe in hard work, adding value, and building a solid foundation for investing.  We don't believe in "get rich" overnight programs.  Instead, real estate investing takes proper training, support, and work.  Our programs take discipline just like anything else in life that is worth pursuing.  Please don't become a client if you're looking for a "get rich" quick program.  We only want serious people dedicated to long term success in their investing careers.  As stated by law, we  cannot make any guarantees about your success, or any monetary claims.  We want to help you, but we have to agree that you are responsible for your actions, right? Nothing on any of our websites or any context we've presented is a promise or guarantee of results or future earnings.  We do no offer legal, tax, or any other professional advice. Any financial numbers referenced here or on any of our sites are illustrative of concepts only and should not be considered average earnings or a promise for actual performance. You are responsible for your actions in life and by registering with us you agree not to attempt to hold us liable for your decisions, actions, and results. 

Warranties

Home Invest, LLC and its affiliates provide no warranties of any kind.  We however can introduce you to home warranty companies that specialize in Home Warranties.   The contractors we introduce you to each have state required warranties for work they are paid to complete.  Those vary and for specifics we can have them review with you on each project.  

Taxes, Insurance, & Utility Bills

Taxes, Insurance, and Utility bills are the responsibility of the property owner.  We have a paid program through a management company that can assist with these if you'd like them processed for you.  Ask one of our representatives about our "Premium Client Services" if you'd like to review these. Any tax estimates published are estimates based on public information.  County webpages sometimes do not publish these in real time, such as trash abatements or tax increases they are planning.  Therefore Home Invest, LLC cannot warranty any tax amount they published.  For the most up to date tax info, the buyer can call the county direct for verification. 

Inspections

Home Invest, LLC is not an inspector nor makes any inspection claims.   If you'd like inspections at your expense, we would be happy to help refer the right inspector for you.  Home Invest, LLC encourages the use of inspectors in purchasing decisions and for renovations.  We advise utilizing inspectors at various stages in the process; ask our Portfolio Managers for those stages as they relate to your specific project. 

Rent Estimates and Property Management 

Home Invest, LLC is not a property management company.  Home Invest works with various property management companies to have them pull rent quotes and manage homes for clients.  It is your choice on which property management company you chose.  Home Invest is not able to accept liability for the property management company's actions or inactions.  Affiliates of Home Invest, LLC may receive referral fees from Property Management Companies for connecting you with them.

Renovation Quotes and Contractors

Home Invest, LLC is not a contractor.  Home Invest works with various contractors to have them quote rehab projects and manage renovations for our clients.  It is your choice on which contractor you chose.  Home Invest is not liability for the contractor's actions or inactions, not liable for their scope of work, nor any portion of the renovation.

Home Invest, LLC will refer certified contractors to your project.  Ask us about the project manager you can also have on your project if you'd like.  Home Invest, LLC can receive referral fees for contracting services. 

Home Invest, LLC Income  

Home Invest, LLC and its affiliates refer service providers in exchange for payment.  You've likely seen similar models in AirBNB, Booking.com, and Hotels.com.  Any service provider connected through our platform is paying Home Invest, LLC or an affiliated company of ours a fee.  For example, on real estate transactions, Home Invest Realty, LLC, licensed broker in Wisconsin, earns a referral fee for any homes purchased in Wisconsin. 

Home Invest, LLC is a for profit company.  It is able to exist and provide services by making a profit. When you purchase a property through Home Invest, LLC or one of its affiliates, Home Invest, LLC is usually making a profit. At times deals are delivered via our brokerage as a broker fee or referral fee. Other times deals are delivered by off market marketing techniques and closed as assignments of contract or double closes.  If we are purchasing from a distressed seller "as is," the sale will almost always be a double close. Banks selling their foreclosed homes typically do not allow an assignment of contract.  

Property Management companies pay us to refer you to them.  After we have vetted and approved them, we will refer who we feel is the best. 

We also can make income being a limited property manager referring project management or contractors to your renovation projects. 

If a buyer does not want to use all of our services, we are happy to wholesale them the property and allow the buyer to use their own contractor and property manager from that point forward.  In that equation, we would step completely out of all rehab and property management coordination and the buyer would use their own contractors (not our contractors because we have ours setup to work in our system and when they break outside of it, results are rarely the same).  

If someone wants to learn how to do what Home Invest does, we would be happy to teach them.  They could then build a business off of finding, fixing and leasing houses.  As with anything in life that delivers good, it takes a lot of work, time, money and commitment to do it right which is why most people chose to keep their day job and instead hire us to do our job.   We have a lot of consulting clients that have hired us to teach them the process and would be happy to talk to interested parties about it. 

When we wholesale and/or broker a property, we employ wholesalers, auction buyers, partner on off market marketing expenses (signs, direct mail, ad words), realtors, flippers, delinquent tax sale buyers, and brokers to find deals.  We also have our employees reviewing a lot of homes to find 1 solid deal for our clients (in many cases we will look at 40 or more homes to get one).  Once a deal appears solid, we coordinate a licensed inspector inspecting the property, a rehab project manager writing a scope of work and budget, pull licensed rent quotes, pull CMAs, request title searches, and package the deal for our clients in one easy to understand format, somewhat similar to Carfax for Cars.  Most wholesalers simply assign their contract or double close for $7,000 to $15,000 and do a small fraction of the work Home Invest does

When we conduct Rehab Limited Property Management, we are engaging the services of four team members on our team: Project Manager, Construction Coordinator, Construction Manager, and Portfolio Manager.  Rehabs are the heaviest part of this operation.  Contractors regularly underbid projects and over commit on time frames.  Home Invest has come in to help control this to give buyers a better Rehab experience.  Home Invest acts as a Limited Property manager and finds the right contractors for our buyers and refers them directly, with key management team members in place.  Additionally, Home Invest has flipped the payment and material process for contracting upside down, putting our buyers' in a position of control with contractors.  We do not pre pay contractors.  Contractors must complete work before they are allowed to get paid anything.  In all of our years of doing this business, we have not come across many groups who have been able to get contractors to work for free until they finish part of their job.  We formerly had a highly reputable General Contractor conduct this service for clients.  This General Contractor renovated over 14,000 homes for most of the large hedge funds buying single family homes.  The General Contractor charged, per house, an average of $11,000 in project management and overhead per project, on top of the actual cost to hire the contractors.  This means that a $20,000 rehab actually cost the client $31,000.  Home Invest charges 5% of the rehab cost so on a $20,000 rehab, we charge $1,000 (vs the $11,000 the General Contractor Charged).  We pay our Project Manager alone 5% on each rehab; that does not include any payment for the Construction Coordinator, Construction Manager, Portfolio Manager, office expenses, insurance, etc.  This means that we lose money helping coordinate the renovation itself so we have to make money when we wholesale or broker the property in order to provide this service.  

When we get a referral fee from the property manager, it is generally 19% of the charge the property manager charges our client.  If a monthly management fee is $89 (typical in Milwaukee), we are paid $16.  The fee to our client is not increased to cover this.  Home Invest is not the property manager, however conducts weekly calls with the property management team to follow up on all the KPIs (Key Performance Indicators) on our client's homes.  It is in our best interest to see our clients happy long term so we track maintenance spend, time to leasing, occupancy, communication, and overall performance.  When our clients have any issue, they alert us and we investigate the problem and find a solution.  Our cost to monitor this presently exceeds the 19% referral fee we are paid by the property manager.  This means that we lose money monitoring the property manager itself so we have to make money when we wholesale or broker the property in order to provide this service. 

Home Invest and its affiliates purchase individual properties and bulk packages of properties.  Bulk packages often come with good and bad.  On the bad, we can lose money.  On the good, we can make money.   We've been given homes for $11,000 that we've sold for $70,000 because we took properties in a package that also came with properties we've lost money on.  We try to have a gross margin between $10K and $20K on each project.  There are times we lose money doing projects.  There are times we earn more gross margin doing projects.  Our Operational costs on each project hover around $13,000 per project so when we earn less than $13,000 gross margin, we lose money on the project.   We do not know our net profit on a project for at least four months after a property closes and sometimes years after a project because we are still looking after our clients.  

Home Invest provides a good service for our clients. We deliver returns for our investors they are happy with while making a profit.  Our clients want Home Invest to make a profit too so we can continue providing our services long term. 

If any client would like to learn what we do and how we make profit, we would be happy to share it with them in our consulting business.  Our consulting clients learn exactly how they too can earn income on projects.  They have to be prepared to employ people and take risks as in many great business opportunities out there. 

PS A few other Bonus services that Home Invest is doing or coordinating that are included:

-Lenders - we find, vet, and coordinate financing for our clients (subject to lender approval) - Cost to client from Home Invest -$0

-Broker Price Opinion onsite services - when you're ready for financing and need an appraisal, Home Invest finds, vets, and coordinates a Realtor or Broker to pull comps, study the rehab that was completed and meet the appraiser onsite to showcase the work - Cost to client from Home Invest - $0 (client does pay realtor or broker up to $300)

-Home warranty setup, bulk pricing, and coordination - would you like to call and vet 14 home warranty companies to find a suitable warranty provider with proper coverage and negotiate bulk pricing?  Home Invest did that for you!

-Utilities transferred and managed until tenant move in - would you like to spend hours on the phone setting up utilities and then days meeting the water and gas company onsite so they can start services?  Water literally gives you a half day window where you're expected to sit there and wait for them, in a vacant house...  Home Invest does this for you.

-Yard/lawn care or snow removal managed until tenant moves in - the days of calling 6 lawn vendors to get a fair price and lawn cut or snow shoveled are over...  Home Invest negotiates and finds the right people to take care of your yard until a tenant moves in.  Did you know that if you don't shovel the sidewalk within 72 hours of snow fall the city fines you $200+? Same applies with lawn cutting. 

Bus Tours or Property Tours  

If you attend a Bus Tour, you acknowledge and understand that during your time with Home Invest and the passenger vehicle (the “Vehicle”), you may be exposed to a variety of hazards and risks, foreseen or unforeseen, which are inherent in traveling in a vehicle. These inherent risks include, but are not limited to, the dangers of serious personal injury, death and property damage (“Injuries and Damages”) resulting from, but not limited to: (i) physical exercise and exertion; (ii) physical contact with other vehicles, other individuals and road hazards; (iii) falling or tripping due to road hazards, uneven surfaces or debris; (iv) falling from heights, including falling off the Vehicle; and (v) other hazards associated with travel in a vehicle. I further acknowledge and understand that while I’m walking at each of our stops I am fully responsible for myself and will hold Home Invest and its team harmless if I get injured. I fully understand that Home Invest has not tried to contradict or minimize my understanding of these risks. I know that Injuries and Damages can occur by natural causes or activities of other persons, other users, staff of Home Invest or other third parties, either as a result of negligence or because of other reasons. I understand the risks of such Injuries and Damages involved in use of the Vehicle and I appreciate that I may have to exercise extra care for my own person and for others around me in the face of such hazards. I agree to pay for any medical, dental, surgical, or other hospital care, or diagnosis rendered to me. In consideration for my acceptance as an eligible user of the Vehicle, and the services and amenities provided by Home Invest in connection with such use, I CONFIRM MY UNDERSTANDING OF THE FOLLOWING: To the fullest extent allowed by law, I agree to WAIVE AND DISCHARGE CLAIMS AGAINST, RELEASE FROM LIABILITY, INDEMNIFY AND HOLD HARMLESS Home Invest and its parents, subsidiaries and affiliates and their respective past and present officers, directors, stockholders, managers, members, partners, agents and employees (collectively, “Released Parties”) from and against ANY AND ALL LIABILITY on account of, or in any way resulting from, my death or personal injury relating to to the Vehicle, even if caused by NEGLIGENCE of the Released Parties; This Waiver and Release is intended to be as broad and inclusive as is permitted by law. If any provision or any part of any provision of this Waiver and Release is held to be invalid or legally unenforceable for any reason, the remainder of this Waiver and Release shall not be affected thereby and shall remain valid and fully enforceable. 

Recordings   

I authorize Home Invest to use footage, written statements, and/or recordings of me for their marketing materials and claim no right to it.  This includes phone calls, emails, texts, and onsite visits. 

Risks  

Prior to purchasing real estate through Home Invest, all clients must acknowledge: I know that Real Estate Investing is not a get rich quick program.  Its takes hard work, dedication and involves risk. I have had the opportunity to talk about risks and understand that if I chose to invest in real estate, I am responsible for my own actions and I am fully responsible for my own property.  I hold Home Invest, LLC and its affiliates harmless for anything that happens to my property.  For more detailed examples, please visit: https://www.useloom.com/share/7a95ef1f58f94c5b8f9009bce5b5fc91

Contact

If you have any questions regarding this policy, or your dealings with our website, please contact us here:

info@homeinvest.com