In this episode, Wayne talks to Virginia “Ginny” Bolling. Ginny has been in real estate for over 35 years working as a consultant expert in real estate acquisitions in the governmental arena.  She has extensive knowledge and ability to understand and work through land title, land use, zoning, valuation, contracting, litigation, permitting, and environmental issues, as well as closing complex transactions. She has:  Acquired or supervised the acquisition of over 600 properties  Earned the designation of Senior, Right of Way Associate (SR/WA)  Bought first foreclosure property in 1987  Real estate broker over 30 years  Residential (2-yr) and commercial real estate appraiser over six (6) years  Started first of five (5) businesses in 1984  Worked in highly litigious & contentious environments (eminent domain) 22+/- years  Fix & flip investor (4) years  Currently holds rentals in Central Florida and Jacksonville  Limited Partner in 544 units in Houston, TX  Ginny is known for her calm, collaborative style, zest for data, and communicating difficult concepts well.  She has a passion for community development and redevelopment and one of her businesses in the 1980s performed real estate research specializing in feasibility studies. She is known for having a considerable real estate network. She connects with, as well as follows, leaders in the industry closely.  She enjoys volunteering in the community and has served on many boards.  Ginny currently serves on the Board of Directors for Valhalla Villas, a nonprofit whose mission is to provide independent living facilities for people with autism.  Topics on Today’s Episode:  Ginny’s Journey into Real Estate began early in childhood with her parents being real estate investors involved in flipping and selling. After studying marketing, she entered the governmental arena, participating in real estate purchases for the state of Florida and negotiating complex settlements.   After leaving the governmental arena, Ginny moved into commercial real estate syndications. Covid presented a great opportunity to get into Syndication as renters were defaulting and sellers were looking to get rid of properties.   It is less important to time the market than to “buy right” with solid underwriting and have the 3-legged stool of commercial real estate syndications. 1. Location 2. Team 3. Business Plan The darling investment of the day is still multifamily, generally value-add. Ginny’s acquisition team is mostly focused on Multifamily because of a long-term housing shortish.  Additional opportunities in Commercial space include potential to build, medical office, mobile home park, self-storage, and assisted living.   The “Silver Tsunami” is coming and there will be opportunities to invest in assisted living facilities. There is potential to invest as an owner and hire complete management.  The 2 biggest factors to consider when underwriting are taxes and insurance  You should assume that the property will be appraised after purchase to 80-90% market value.   Insurance estimates can increase by 40-60% higher than initial underwriting in coastal cities. ...