089. What Is Cost Segregation? [Accelerated Depreciation And How It Works]

What Is Cost Segregation? [Accelerated Depreciation And How It Works]

The infinite debate - renting vs. owning real estate. Is renting your property instead of becoming a property owner really a complete waste? We’ve all heard the “why pay the landlord’s mortgage when…” or “you’re throwing money away” by renting, but that’s a gross oversimplification. Yes, owning real estate and being a real estate investor long-term is typically better for building wealth, but that’s simply not true for everyone and in every situation. In fact, I own 7 commercial properties and still choose to rent my own residence. Here’s how renting is NOT a complete waste of money.

What Is Cost Segregation? [Accelerated Depreciation And How It Works]
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How to Buy Your First Commercial Property With Little Money Dow
How to Buy Your First Commercial Property With Little Money Dow

Two real term sheets on the same $400,000 building, read line by line. The local bank quotes 7.00 percent and the credit union quotes 7.75, and the cheaper rate costs $19,022 more cash at closing for 19 basis points of return. The reveal is that neither lender honors its stated loan to value: both fail their own coverage test and resize the loan down, which is the thing that surprises first-time buyers two weeks before closing. Closes with the exact package to send a lender before they ask for it.

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Commercial Real Estate Leases Explained (NNN, Gross, and Modified Gross)
Commercial Real Estate Leases Explained (NNN, Gross, and Modified Gross)

Two identical commercial spaces. Same size, same property type, but one is worth $97,222 more because of how the lease is structured.

One rents for $14/SF triple net, while the other brings in $18/SF gross. You'd think the higher rent means a better investment, right?

Not necessarily.

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How Much Will It Cost to Save This Building?
How Much Will It Cost to Save This Building?

Four years ago we bought Peerless Mill in Chattanooga: 32 acres, 29 buildings and about 1.5 million square feet. The plan was always to keep every piece of it. In this video I'm walking Building 21 because I'm selling it.

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How to Underwrite a Commercial Real Estate Deal (Step-by-Step)
How to Underwrite a Commercial Real Estate Deal (Step-by-Step)

Would you buy a $400,000 commercial building if the bank told you to bring an extra $27,378 to closing? That’s exactly what happened in this example. In today’s Office Hours, I’m breaking down how to underwrite a commercial real estate deal from start to finish using a 4,000-square-foot retail strip center. We’re going beyond the asking price and advertised cap rate to look at the numbers that actually determine whether a deal works.

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How to Analyze a Value-Add Commercial Property (Full Deal Walkthrough)
How to Analyze a Value-Add Commercial Property (Full Deal Walkthrough)

In this week's Office Hours, I'm walking you through my entire underwriting process using a real value-add industrial property in Denver, Colorado.

Starting with a $650,000 listing, I'll show you how I evaluate a property's potential, estimate renovation costs, research market rents, structure financing, and stress-test returns.

Using our CRE Central Pro Deal Analyzer, I'll break down how small changes in purchase price, rental income, financing terms, and exit assumptions can completely change whether a deal is worth pursuing.

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How to Negotiate a Commercial Real Estate Loan
How to Negotiate a Commercial Real Estate Loan

What’s worth more: $200,000 off the purchase price—or 12 months of interest-only payments?

Most investors focus on negotiating the price. But loan terms can change a deal’s cash flow just as dramatically. On the same $2 million building, the right financing can make a big difference:

• Interest-only — How much more cash could stay in your pocket during year one?
• Amortization — How could a longer schedule improve cash flow and borrowing power?
• Recourse — What might you negotiate to limit your personal risk?

In my example, a $200,000 price reduction adds about $12,000 in annual cash flow. Twelve months of interest-only payments adds roughly $31,000 in year-one cash—and more than doubles the cash-on-cash return, from 3.6% to 7.7%.

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Why Buc-ee's Builds $50 Million Gas Stations (Retail Real Estate Strategy)
Why Buc-ee's Builds $50 Million Gas Stations (Retail Real Estate Strategy)

Buc-ee's spends around $50 million per store, then sells gas at almost no margin. In this video, I break down the real business model: the 75,000 sq ft retail machine running ~40% margins, why they own 30+ acres at every interchange and refuse to franchise, and the “Anchor Flywheel” that re-prices all the land around them. Plus the one move regular investors can copy: the 18-to-24-month window between a Buc-ee's announcement and opening day.

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How to Fill a Vacant Commercial Building
How to Fill a Vacant Commercial Building

What do you pay for a building that’s 40% empty? Pricing a fully leased building is relatively straightforward. But when a big portion of the property is vacant, you’re trying to price three things at once:

• Buildout — What will it cost to get the space tenant-ready?

• Carry — How much will debt service, taxes, and insurance cost while it sits empty?

• Leasing commissions — What will you owe when you finally sign a tenant?

Most investors account for the buildout.

Far fewer properly account for the carry—and that can easily become the biggest cost.

In this live underwriting session, I’m taking a property with significant vacancy and running it two ways: the stabilized version and the version that accounts for the real cost and timeline of getting there.

Then we’ll compare the numbers and see how that should impact what you’re actually willing to pay. If you own a building with vacancy—or you’re considering buying one—this is an underwrite you need to know how to do.

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Why Commercial Properties Sit on the Market (and How to Price Yours)
Why Commercial Properties Sit on the Market (and How to Price Yours)

In this episode, Tyler breaks down why commercial real estate listings that have been sitting on the market for a year or longer can sometimes create overlooked opportunities. Using real listings, he shows how to diagnose why a property isn’t selling, separate fixable problems from true deal killers, and use days on market, seller basis, financing, comps, and carrying costs to strengthen your negotiations.

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Cap Rate vs. Cash-on-Cash Return Explained
Cap Rate vs. Cash-on-Cash Return Explained

One of the most common misconceptions in commercial real estate investing is that an 8% cap rate automatically translates into an 8% return. It doesn’t.

An 8% cap rate is simply a snapshot of a property’s income relative to its purchase price. Your actual return can look dramatically different once you factor in financing, closing costs, capital expenditures, reserves, and the accuracy of the property’s reported NOI.

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