Dave DeMarinis

Heavy Value Add Real Estate Investor. Hard/Private/Bridge Lender. Turn small businesses into bigger ones.

[Dave DeMarinis @DaveDemarinis]

@RealFrugalMogul God stopped makin’ land and kept makin’ Man

[Dave DeMarinis @DaveDemarinis]

@credealjunkie Silver lining - in California, half vacant is probably closer to stabilized than full??

[Dave DeMarinis @DaveDemarinis]

@dealflow_guy @MatznerJon He should probably change that to a real mallet!

[Dave DeMarinis @DaveDemarinis]

@MatznerJon @resetbasis I sent you a DM on the details, but as your friend - please don’t do this!

It isn’t a write off, it is a delay of taxes.

Recapture is NASTY. In almost every distressed deal I see, recapture adds to the pain.

Don’t get me started on how poorly a 1031 solves this in real life

[Dave DeMarinis @DaveDemarinis]

@resetbasis Didn’t realize you were a skier to. I can’t DM you, send me a DM if you don’t mind.

I’ve been following you for a long time and appreciate your insights and clever observations.

[Dave DeMarinis @DaveDemarinis]

@TyronMcDaniel Feeling for you Tyron. Don’t even know how that is possible.

[Dave DeMarinis @DaveDemarinis]

@coleruudjohnson He’s buying off market from agents and then having wholesalers sell the deals? That isn’t double dipping for the agents if the wholesalers are his Dispositions’s channel. What am I missing?

[Dave DeMarinis @DaveDemarinis]

@shawngorham @GenZMultifamily I don’t know, 10X since 2017, 3X since 2024.

For those who don’t know the difference between appreciation and forced appreciation.

[Dave DeMarinis @DaveDemarinis]

@TristenPalori Happy to look at it. I’ll DM you.

[Dave DeMarinis @DaveDemarinis]

@DaveBoczkowski @Zigmanfreud Underrated observation.

[Dave DeMarinis @DaveDemarinis]

@bairdk Great job Baird and you deserve it!

Why couldn’t you be better forecasting expenses? Just kidding, but curious what expenses drove the significant increase vs. forecast?

Obviously some are a function of the higher than expected revenue (insurance, possibly management, etc.)

[Dave DeMarinis @DaveDemarinis]

@CreateNotesOnRE It came with cheap (and walkable?) debt

[Dave DeMarinis @DaveDemarinis]

@realAAAbbott @shawngorham This

[Landing Furnished Apartments @HelloLanding]

Life should move with you. Whether you're renovating, planning a getaway, or test-driving a new neighborhood, we're here to make the 'in-between' never feel temporary. One platform. Hundreds of cities. Wherever life takes you, stay with Landing.

[Dave DeMarinis @DaveDemarinis]

@CreateNotesOnRE Let’s talk. I’ll DM you.

[Dave DeMarinis @DaveDemarinis]

@realEstateTrent Of course, the Wizard of OZ (@DallasAptGP) seems to have found some black magic that truly makes the “loan” disappear entirely…

but that’s a story for another day. (No licensing required on the
moniker.)

[Dave DeMarinis @DaveDemarinis]

@realEstateTrent Cost seg + 1031 can work beautifully… but only if you understand the trade-off and model the phantom income risk.

Ignore it, and you can walk straight into a tax-driven negative-cash-flow situation, in spite of the great investment property.

[Dave DeMarinis @DaveDemarinis]

@realEstateTrent And that matters. A LOT.

Reduced depreciation can turn what looks like a great investment into a cash-flow negative deal because phantom income spikes while real cash flow stays the same.

People forget depreciation is a loan. You have to pay it back.

[Dave DeMarinis @DaveDemarinis]

@realEstateTrent If you do a big cost seg and then 1031, your depreciation basis in the upleg gets crushed.

All that accelerated depreciation on the down-leg reduces your carryover basis, which means far less new depreciation in the replacement property.