Matt Javitch on Networking in Boston and the Mathematics of Real Estate Investing

You know those people that everybody seems to like? They have charisma. They're affable. Like Jeff Daniels on the Newsroom.

That's Matt Javitch.

Matt has been taking a barbell-approach to investing in Boston real estate and startups. He's my go-to resource for investment advice because, unlike some advisors who try to sell me their advice, he makes a living off his investment thesis. Also, he's never tried to sell me a thing.

I invited Matt on the show to give me a deep dive into real estate investing fundamentals, quitting corporate life for startup investing and more.

We talk about

• The networking scene in Boston
• How to quit your job and start a business
• The real estate investment market
• How real estate investing is different and complementary to startup investing
• How to get started in real estate investing
• How to be successful in real estate investing

Pleas enjoy this episode of Hacker Practice with Matt Javitch:

Notes

[00:00] How Justus and Matt met

[01:00] Networking in Boston

• Events are becoming more and more niche-specific
• You know what you’re getting when the event is very specific

[5:00] Matt’s background in finance

• Financial advising and real estate investment

[7:00] Why small networking events can be super valuable

• Most events are really hit or miss
• Networking is a numbers game

[10:00] What Matt did to prepare to leave

• Saved capital
• Built a network
• Honed a valuable skill set as a real estate investment analyst

[14:45] Specific numbers around how to leave your job and get into real estate investing

• Matt had 3-4 months of living expenses saved

• $300-400k pledged from investment partners

[16:30] To be successful in real estate investing

• Have a long term vision
• Understand the financial risks
• Have a safety net or “plan B”

[19:00] What would Matt do different if he started over

• Would have been more aggressive buying properties while at his job

[20:30] What is Matt doing to mitigate risk of negative macro economic conditions

• Invest in “primary” markets (cities etc.)
• Some factors can’t be controlled but should be understood

[23:45] The dumbbell strategy and Matt’s investment in startups

• Real estate is somewhat predictable compared to startups

[27:00] Angel investing in Boston vs. Silicon Valley

• Boston has a conservative social and financial culture

[30:00] How to get started real estate investing without any debt

• It’s challenging.
• Usually you make more money when you favor debt over equity
• Start with as little as $150-250k
• Start in a secondary, suburban market. Matt gets specific in greater Boston area
• Renovate, then rent or sell
• Can also experiment in other markets like San Antonio, Texas
• Southern markets are usually less expensive

[34:00] Different geographic regions have different risk factors

[37:00] Have $250k, bought a property, need to renovate, where do I start?

• Everything is quantified on a per foot basis
• Market research is critical. Different locations have different /sq ft costs. Understand the local housing market
• Look at last 6 months and what prices local homes have sold at vs. your prospective investment
• Brokers and legal costs often add up to around 5%+ of the cost

[42:30] How much money do you budget for renovation?

• Again: focus on cost per square foot
• P = initial cost / sq ft
• R = cost of renovation / sq ft
• C = P + R
• F = price you sell the property at / sq ft
• PROFIT = F - C

[46:00] Working with many contractors and sub-contractors

[47:15] Selling the property

• Matt often lists and sells the house himself if it’s local (saves 2.5% commission)
• Real estate agents have less incentive to negotiate on your behalf than you (Freakonomics)

[50:00] The most challenging part of real estate investing for Matt

• Inspectors vs contractor drama
• Local politics often play a role in inspection

[56:00] A big part of Matt’s success can be attributed to his likability and how he incentivizes contractors to do quality work

• EQ is valuable in this regard

[59:00] Final requests and contact info

• Do your homework and know your risks
• Matt is happy to talk to any aspiring investors (startup or real estate)
• Axilon Capital Partners
• 973.788.9333

What else?

If you enjoyed this episode subscribe to the show on iTunes and leave us a review :D