Adit Shah - Navy Veteran & Real Estate Entrepreneur Living In Columbia
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Adit Shah is a real estate developer, syndicator and military veteran that now enjoys financial and location freedom living life on his terms in Columbia. After getting out of the military, he worked for a real estate developer for free to gain crucial experience and build key relationships. He's helped develop nearly $3M of properties in San Diego County through his company Housebender, with the intent to provide housing for blue collar families and veterans. He's also raised $3.8M and acquired $18M in assets through hotel investing, through his other company Tempest22 (a tribute to the 22 veterans that lose their lives daily to suicide.)
In this episode, you will:
- Learn how Adit was able to get in on the ground floor of a property management company and build relationships that helped him gain financial independence.
- Hear how Adit is able to do new development projects to provide affordable housing for residents in San Diego, and still make a profit.
- Leverage the VA loan for real estate and unlock new investment opportunities.
- Learn how investing in hotels can be a unique and advantageous way to get into a real estate syndication
- Find out how Adit moved to Columbia to achieve location independence in his real estate business
- Scale your real estate business by forming strategic and lucrative partnerships.
The key moments in this episode are:
00:00:00 - Getting Started in Real Estate
00:01:43 - Achieving Location Freedom
00:05:03 - Importance of Property Management Experience
00:08:28 - Transition to Private Equity
00:11:11 - Criteria for Pairing Operators with Private Equity
00:12:52 - Building Experience and Trust in Real Estate Syndication
00:15:30 - Housebender: Urban Infill Development
00:17:38 - Financial Strategy for Affordable Housing
00:23:06 - The Importance of Property Management
00:25:42 - Taking the Leap of Faith
00:27:09 - Future Plans and Vision
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https://www.facebook.com/aditpshah
https://www.linkedin.com/in/adit-shah-197623167/
https://www.tempest22.com/ https://housebender.com/
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Adit Shah
So when it came time for me to start doing my own deals, I wasn't scared to take on the non paying tenants, the squatters, the mold, the code violations, because I already dealt with it on his dime and his time. Right. So when it came time for me to do it, I already knew what I was doing. And to answer your question, kind of how I started doing my own deals was basically the Va loan. And anyone who's not a veteran, you can kind of parallel that to a low down payment, owner occupied loan. And I leveraged that into two six figure exits.
Mike Swenson
Welcome to the REL Freedom show, where we inspire you to pursue your passion to gain time and financial freedom through opportunities in real estate. I'm your host, Mike Swenson. Let's get some REL Freedom together. Hello, everybody. Welcome to another episode of REL Freedom, real estate leverage freedom. We're talking about building time and financial freedom, and in this case, location freedom through opportunities in real estate. And so today's guest is coming to you live from Columbia in South America. And I think it just speaks to the amazing opportunities of what you can do in real estate that you really can do what you want, where you want, how you want. And so Adit is definitely example of that. A little bit more about Adit, Navy veteran. And I think that that just speaks through who he is and who he wants to serve. Spent a lot of time in San Diego and serving the military community there, and obviously also pursuing real estate there, and then also does private equity pairing with operators. And so we'll dig into that as well. But has achieved financial freedom and forced himself location freedom by moving down to Columbia. So excited to have you on, Adit, and to be able to share your story.
Adit Shah
Hey, thanks so much, Mike. Excited to be here.
Mike Swenson
Tell us a little bit about your background, how you got into real estate, and we'll go from there.
Adit Shah
One of the most unconventional real estate stories. So I was a bosom mate in the Navy, and for anyone who doesn't know what that is, it's like the equivalent of a grunt in any other branch. So it's kind of where all of the people with criminal records or low test scores or people who got rejected from other programs end up in that community. So that was me. Ended up flying with it. Did all right in the navy, got promoted four times in six years. So did okay, got out of the military with a ton of life lessons, a ton of work ethic lessons, and a big interest in real estate. So before I got out of the military, I purchased a condo and I was house hacking, so I was renting out one of. It was a two bedroom condo. I was renting out one of the rooms, and my roommate was paying most of my expense. So what I would have been paying normally to rent a room would have been like $1,200. In college area San Diego, I was paying like 600, $700. And I was like, dude, this real estate thing is cool. So started going to the meetups, got on bigger pockets like everyone else does, YouTube university, got super obsessed. But I got kind of crazy, man. And what I did was I took my resume and cover letter, which I had no experience, right? Remember, worst job in the navy. Just got out. I joined when I was 18. So that tells you about my work experience. But I did know how to fix things. I was a handyman, and I had a little handyman side hustle in the navy. And I went to every single syndicator developer, flipper wholesaler in San Diego, and said, hey, man, I'm a handyman. I can also run teams. I supervised, like 30 sailors in the navy. If you need help with anything, I'd love to come work for you for free. Everyone told me, no. Everyone's like, no, man, that sounds strange. What is this guy trying to do? But this one guy finally took me up. He said, yeah, you know what? And this is like, after I texted him like six, seven times, I skip traced him, man. So I got his phone number from the public records, and I was harassing this guy. He's like, yeah, you know what? Just come to the job site. And I started off carrying boxes for this guy. Then I became the handyman in his rentals. Worked for him for free for a year, got a paid position as a property and project manager. This guy was a developer. So I was managing all his development projects, managing all his properties. Worked for him for two years. In the meantime, I started doing my own deals and just took off from there, man. So that was kind of my start in real estate. Was working for free for a developer.
Mike Swenson
Yeah. That's crazy that you got turned down that many times, offering to work for free. You think somebody would have taken you up on that?
Adit Shah
Yeah, absolutely. I think what I learned was, actually, you need to know what you have to offer and kind of just do it for them. Because when people need mental, it takes mental bandwidth to figure out, how can this person help me? So if you could kind of go ahead and figure out your value proposition and just solve the problem before even trying to offer it, then you'd get more luck than I did, because they.
Mike Swenson
Probably see it as it's free, but at the same time, I have to take my time to train you and all that. And so my time is worth something. And so they're seeing, like, okay. Versus having somebody that could just kind of plug and play. So talk about a little bit how you built and grew and kind of got to that spot where you leaned into where you wanted to go, your area of specialty or your niche.
Adit Shah
Yeah, absolutely, man. So working for that developer was a big property management heavy experience, and I'm a big advocate of this. And obviously there are very passive ways to invest in real estate, syndications, reits, things like that. And if that's what you're going for, maybe you're a working professional, you just want to put the money away, get a return, then that's absolutely the way to go. But if you're somebody like me who wanted to actively build a real estate business, you must have property management experience. And that is actually the foundation of being a successful real estate investor is property management experience. So I went in day one, managing 50 tenants. So all of the problems of that ten years of my mentor's experience, I got on day one. So when it came time for me to start doing my own deals, I wasn't scared to take on the non paying tenants, the squatters, the mold, the code violations, because I already dealt with it on his dime and his time. Right. So when it came time for me to do it, I already knew what I was doing. And to answer your question, kind of how I started doing my own deals was basically the VA loan. And anyone who's not a veteran, you can kind of parallel that to a low down payment owner occupied loan. And I leveraged that into two six figure exits and kind of took that bankroll into private equity and doing my own development deals.
Mike Swenson
That's awesome. So talk about that transition going into private equity. What was it about that that was exciting to you, and how did that grow?
Adit Shah
So, to give you the context, starting with the owner occupied loan. Right. And I know everyone who's listening has been through this. You're like, okay, I got the FHA loan. I did the VA loan. I did it once or twice, but it's like, where do I go from here? I don't have half a million bucks to put down on every $1.5 million purchase. If I want to scale, I need to start raising capital or I need to start raising debt, or whether that's debt or equity. And I realized that, right. So I had all this money. But I knew that as big as I was dreaming, I could only do one deal with that money. But what I realized is if I bring people together and I pair that with experience, like a very credible operator, then I can go do 100 deals. And it's interesting because I met this guy named Octavio Moda, he's my business partner. And we're both in a similar situation. We had just liquidated our residential portfolios back in 2021, when it was a great time to liquidate. We had both had a bankroll that we needed to deploy, and we started making offers on multifamily, on mobile home parks, on self storage facilities, trying to get these deals. But it was just at the time, so saturated, and people were overbidding. I have a very conservative investment strategy, very conservative investment strategy. And because of that, I wasn't able to compete with these guys. So by design, I landed in hotels. And the reason for that is because hotels were majorly on sale. And they still are, to an extent, because Covid caused a premature bottom. So we took that bank role, paired it with raising a bunch of capital, founded Tempest 22, which is a private equity company. In our first nine months, we bought $18 million in assets, all hotels. And in our first year, we raised $5 million in private equity. So that's the power of private equity, man. You start syndicating, you start raising capital, and sky is the limit.
Mike Swenson
You mentioned wanting to pair with good operators, but then two going and finding that money. Are these people that had experience, that have invested in other deals and maybe haven't invested in hotels, and you're convincing them, here's why hotels is maybe a better spot for your money right now, or are these folks that were newer investors and this was maybe their first or second deal, but they obviously had capital as an accredited investor.
Adit Shah
So both. So a lot of the warm network were for first time investors, right? And then a lot of the seasoned guys were, hey, we're going to convince you that hotels are a better investment. And everyone knows what was happening in 2021. People were buying two $3 million apartment buildings that were appraising for 1.8. They were appraising $200,000 below asking, but they were overbidding because the interest rate was allowing them to do that. They were walking into cash flow on day one on adjustable rates. And that's against my personal investment philosophy. And the reason that I haven't scaled as big as maybe I could have or wanted to is because we are very selective with our deals. If we're going to do something. We're going to walk in with massive equity on day one, or we're not going to do it. And that's in hotels or development. So it was kind of convincing that investor, experienced investor, avatar, like, hey, man, you're putting your stuff into multifamily. That cash flow is guaranteed for three years until the rate adjusts. But it's a seven year project with us. You're walking in with equity on day one. I'm buying a hotel for 4.4, it's appraising for six, I'm buying a hotel for three, it's appraising for 3.75 kind of thing. So I was able to kind of use that and leverage it into making people see like, hey, actually this kind of makes sense.
Mike Swenson
And what type of exposure you had to hotels before to where you felt comfortable kind of running the numbers.
Adit Shah
Zero exposure to hotels before this. Zero exposure. And my kind of real estate journey has been just aligning myself with the right people. Right. And I was able to align myself with someone who's done it for 25 years. And because of that, on day one, I got the 25 years worth of school of hard knocks. Real trench level knowledge is what I call it in hotels. Same thing as I did with development day, 110 years worth of experience, just aligning myself with the right people. And that's what kind of made me comfortable going into hotels. It behaves just like any commercial asset, except it's kind of business heavy, whereas commercial assets are very real estate heavy. So it was just understanding a little bit of those nuances that allowed me to confidently underwrite and vet those deals.
Mike Swenson
You're partnering with great operators. Talk about that process, like, what are you looking for as you're recommending these deals, or as you're working with investors, assuring them that their money is in capable hands?
Adit Shah
Yeah, totally. So some things that we look for when we're pairing operators with private equity is, one, a strong personal track record before they started raising money. Right. So we've never actually raised. For someone who's already raised private equity, everything that they've built to that point has been with personal capital, maybe friends and family, that's okay, but no syndications. Number two, we're looking at a decade or more of experience in that asset class. For example, our hotel operator had 25 years hotel management experience, had already bought and sold a ton of experience. Sorry, bought and sold a bunch of hotels. He had gone to Cornell, hospitality graduate, second generation hotelier, that kind of thing. Right? Same thing in software when we did a software raise. It was decade plus of experience. These guys had already multiple successful exits. All the private equity that they raised was from friends and family. They had not syndicated. And additionally, they had a strong personal capital contribution. Right. So between the two of them, they had already invested $3 million of their personal capital before they took a dime from investors. Same thing on the hotel side. He was personally guaranteeing all the debt. So we're looking for people who are putting their neck on the guillotine along with the investors with a strong track record. So that's kind of the criteria in a nutshell.
Mike Swenson
Yeah. It's one of those talking about people that have had ten years plus experience. It's kind of like you're looking for strong people, but how does somebody get experience? They've kind of got to figure it out on their own. So if you're somebody looking to syndicate and you want somebody like you to come alongside, you've got to kind of cut your teeth on your own, build up your resume and your experience before somebody like you is going to say, yeah, this is somebody that's kind of seen the ups and the downs, have worked through challenges and somebody that we trust with our money.
Adit Shah
Yeah, Mike, you absolutely nailed it, man. And then for those of those people who are listening, and they're like, man, I have ten years to go learn about hotels and then try to get paired with private equity. Just align yourself with someone who does, right. Like, for example, we have guys, and we're really strong in the veteran community. I'm super big on doing. Every one of my business partners is a veteran, except for one of them. All of them are veterans. Right. And what we do is like, hey, guys, you want to get into syndication, you want to get into come align yourself with us. You have an investor base. Everyone has a million bucks in their warm network. If you're in real estate, at least, and we'll help you vet the deal, you vet it yourself, right? You become confident, you believe in the product you're selling, and you do a syndication or two with us, and then you go off and do it on your own because you have the experience now, right? You align yourself with your own operator, you keep 100% of your general partnership, but maybe you come do one or two with us first, and then you go off and do it on your own. So you don't actually need to wait the ten years. If you vet and align yourself with someone who already has that experience.
Mike Swenson
Yeah, I think that's something that is really important for people to understand, because I think about a lot of people that are looking to get their start in real estate investing and they think they've got to start by being a flipper, right, or something like that. It kind of feels like maybe that's the entry point or house hack themselves. There's a lot you can learn. You chose to house hack kind of as a beginning basis to continue to grow on. I did some of those projects myself, but I think understanding, like you said, kind of the common theme here for you is go find people that are doing it and have experience and align with them. Take advantage of the experience that they have and learn quickly versus feeling like you've got to go at this yourself and figure it out and go through your own life lessons and your own school of hard knocks. Just partner with people that are already in that space and successful.
Adit Shah
Yeah, Mike, absolutely, man. That's really the key to success, I think, in real estate because we are a high barrier to entry business. It is not easy to get started in real estate. It is not easy to do a real estate deal when you have had zero experience. But anything can be easy. Any business can be easy if you align yourself with the right people.
Mike Swenson
You had mentioned about partnering with people with military experience. Veterans talk a little bit about housebender, your other company that you have, what you're doing there.
00:15:30 - Adit Shah
So housebender is my passion project and my baby. So housebender is a infill development company. So when I talk about hotels, I'm like, yeah. And then I went and did the hotel thing because hotel was like kind of side quest in this life video game. My purpose in this world was to build housing, man. That is what I'm extremely passionate about. That is what I'm extremely trench level expert about. And housebender is an urban infill development company. We focus on building median price point or below median price point homes for rent, and we focus on medium density housing. So what does that mean? That means, number one, if you're renting one of my homes, you're getting a deal. You're going to be paying less or equal to the median price point. Number two, you're going to get the amenities of above the median price point. And number three, you're going to live not sharing walls. Usually maybe you'll share one wall, but medium density, so you're not. No high rises, no extremely dense, no parking, no washer dryer and unit cram all the units you can into a building. No, I built things with small yards. I'll build things with parking, everything has washer, dryer and unit. And it's really for two customer avatars. Number one is the single e five with bah, or the military couple and family. And number two is the blue collar family. So I focus around the military base, and I focus in the blue collar family areas. And basically I'm creating the housing product that I needed when I was a single e five in San Diego, trying to make it, trying to pay this crazy rent, because the rent in San Diego is nuts. And even though bah goes up every year, it's really hard as a single e five to be able to afford that. And there's a financial literacy aspect of that where don't spend your whole housing allowance on rent, save some of that. And you can do that with my housing products.
Mike Swenson
Talk about kind of the financials behind it, because I'm hearing serving middle or below income families, getting above average income amenities. How does that work on a financing standpoint to be able to make that work and be profitable?
Adit Shah
I think people have this misconception where high rents equals high income. It's just not the case, man. If you're buying right, you can make a ton of money, right? So I'm buying these things, 60, $50 to I'm buying right number two right now. So like my most recent deal, I'm not using debt because debt is killing the deal. So I'm using all equity. And because of that, I'm able to not have to go to the luxury category. Now, nothing against luxury home builders. There are some friends of mine who build luxury products, and they crush it. They make so much money. But I have a philosophy that everyone is always going to need a housing product at the median or below the median price point for rent. And my housing product is going to be the least vulnerable to market cycles. So in the interim, from a financial standpoint, if I'm not making as strong as a return as maybe some of the higher end I know over the long term, over the 1015, 20 years, my average return will be higher. And then number two, coupled with buying, right, I just buy these things for dirt cheap, and I build for dirt cheap. So my basis, from a financial standpoint, is very low.
Mike Swenson
And talk about being able to build for dirt cheap. What does that look like?
Adit Shah
Yeah. So while everyone in San Diego might be building for 275, $300 a square foot, I get it done for 200. And the reason for that is because I've built really deep, strong relationships with the right people. I pay people on time. I pay people well, I pay bonuses because of that. People have always given me good deals and also I was in the trenches with these guys when I was working for that developer. So they saw me grow up and I've been able to kind of lock in special pricing with them being able.
Mike Swenson
To serve people, I think that's the cool thing is you're able to make money as an entrepreneur and you're also able to provide people with great jobs and serve a part of the population that has a great need. And so you're really checking multiple boxes here that it's not just about building wealth, but you're still finding a way to build wealth, do a good job and serve people and kind of fill that need in society.
Adit Shah
A lot of people forget that real estate housing is a human necessity. You are no different than someone who sells food, someone who sells water. It is a human necessity. People need housing to survive and I think we lose sight of that as real estate investors. Time and time again, we're just so focused on the spreadsheets, we're so focused on the returns, we're so focused on the checks, and in that we lose sight that we are housing providers, we are a necessity provider. And that needs to be taken very sacredly. That needs to be taken very seriously, and I do take it very seriously. Right? So if I can match a person with a housing product and sacrifice a little bit of my return, I don't care because I'm playing this game for 2030, 50 years. I don't care about the next five to ten, because over the next 20, 30, 50 years, I'm always going to have a higher return than the people who are worrying about the next one to five.
Mike Swenson
So I work as a realtor helping investors buy properties. But I hear a lot of times you date your agent, but you marry your property manager, and so you've got a lot of experience with property management and building great relationships there. And I assume too for these properties that you're building, doing a really solid job managing these properties for people because I know there's a lot of nightmare property management companies out there. So if you can also care for them through that management process, that's another way to be able to serve them, keep them happy and want them to stick around.
Adit Shah
Absolutely, man. And property management is a nightmare business. Like you kind of said, man, it is not an easy business, but when done correctly, it serves you immensely, right. So number one, we're giving people good deals so they're incentivized to stay and take care of the property number two, we're heavily screening tenants. Right? I'll take the guy with the criminal record if he's got a good personality. And people are like, dude, what? No. Yeah. Every single tenant. And at scale, it gets difficult. But we've got a system where we do open houses, and we look at people face to face, and we look at how they have chemistry with the home, right? So if someone comes to an open house, they come, they look at the property, you can see in people's eyes, you can feel their energy. Right. It's something that has been hard for me to train, but we're getting good at kind of iterating this process of how we place and screen tenants. And number two, I mean, the military guys, they have just been phenomenal, man. Us military folks, we take care of our places. Yeah. Young guys, they like to party, they like to drink. But at the end of the day, most of those guys in the navy are gone all the time, and they'll take good care of your property. But, yeah, property management, man, has been absolutely a game changer. And this is something that I have been preaching lately, and a lot of people give me a lot of problems for saying this, but I think that it's unnatural to sell real estate, to build real estate, to sell. I believe that real estate as an asset class was created to hold. The nature of real estate is to be held. Right. So you need to get good at property management. You need to be able to hold these assets. Long term, we are penalized for selling real estate. The IRS kills us with taxes when we sell. But when we hold real estate, we get paid the four ways of real estate, the cash flow, the depreciation, the debt paydown, the appreciation. All four of those things can only be realized by holding an asset. That's why I only hold. Would I build something to sell? If it's a no Brainer, maybe, but I think this whole short term, big flip, big money immediately mentality kills a lot of people. And the reason people go to that mentality is, number one, it's quick money, and number two, they're scared to manage. Don't be scared to manage. Just figure it out. It's like anything else. You can get good at anything. Do what's hard. It's hard to manage. It's hard to hold, but that's what pays you. That's what rewards you greatly. It rewards you a lot greater than just selling short term.
Mike Swenson
Yeah. Now, we've got a couple of minutes left, and I'd love to hear a little bit about your journey to Columbia, because that's something that a lot of people dream of and can't necessarily take advantage of. So talk about putting yourself into that location freedom spot and how you're able to do that.
Adit Shah
Yeah, totally, Mike. So I came down to Columbia originally, August 2022. I stayed for a month, and during that time, like, phones ringing all the time, property management headaches, nightmares, property, this that because my role in my business was so much in the trenches at the job site, making things happen. And I believe that was an essential part of my growth as a real estate developer, to be able to have been in those trenches, because now when I talk to investors, my confidence shows because there's no part of a project that I have not touched. Behind the walls, in front of the walls, everything. I've seen it from the ground up. I've seen things go wrong. I've seen things go right. I needed that. But what I realized is like, dude, this is a ball and chain. I want to travel. Why did I do this real estate thing? I did this real estate thing because I want to travel. I don't want a normal job. I want to pick my hours. I want to pick my location. Boom, location. I'm not doing that. I'm not able to do that in this role. So I challenged myself to change that. And I kind of automated the property management. I automated the construction management. Obviously, I still have a big input in that, but from afar, that process is no longer dependent on me being physically present. And so I came to Columbia here and kind of just was so frustrated on of, it was kind of a working vacation, but it's like, dude, I'm so stressed out, I can't enjoy. So I went back and I said, you know what? I'm going to figure this out. And the only way to figure anything out is to just jump in. So I jumped right in December, I packed up my stuff and I moved here and have been forced to build the parachute on the way down. And the parachute has finally been built, and I'm living the life of my dreams.
Mike Swenson
That's awesome. Yeah, it's cool to hear. And I like that you put yourself in those shoes where you had to figure it out versus planning to plan and then thinking about planning and then thinking about how you're going to plan in the future. Right? It's like, that's what holds so many people up and you just jump in and do it. So that's awesome to hear, Where do you think you're going to be spending your time here over the next three to five years?
Adit Shah
So my next three to five years, Mike is going to be very infill development heavy. I want to revolutionize housing. San Diego county is kind of my nest, but I want to bring a housing product to San Diego that's unlike anything at a price point. That's unlike anything. The reason for that is because I just want to be the guy that I needed when I was in the military finding housing. And that's kind of where my next three to five years are being focused in the process of doing that right? In the process of me building my passion for housing, I've also created an opportunity for investors to come realize the financial rewards of that. So it's a win win. Me, man. I'll do this for free. I seriously will. I've made enough money in my life. Obviously, everyone needs money to pay the bills and stuff like that, but I'm at a point where I'm getting paid enough from other things and investments to where I don't really need to be so profit driven. But this investment vehicle is just, number one, the financial returns are crazy. They're perfect for creating an investment vehicle. And number two, it's very secure. It's backed by housing in a place where housing is very scarce. We're in a huge housing shortage in San Diego. So that's my next three to five years. Mike is just scaling house. Bender is building housing, giving back to the community, and bringing investors along for the ride.
Mike Swenson
Awesome. Well, thank you so much for coming on. For people that want to get to know you better, reach out to you and learn more. How can they do that?
Adit Shah
Yeah, absolutely. Please reach out to me on Instagram. My instagram is at Housebender. H-O-U-S-E Bender. Bender. And then you could feel free to hit me up on LinkedIn. I'm pretty active on both. And if you are at a point in your real estate journey, if my story has resonated with you, if you feel like you can get value by talking to me, shoot me a DM. I have a goal for doing 130 minutes one on ones in 2024, so I will absolutely give you 30 minutes and help you solve a real estate problem. And if you're a veteran or military associated military family, definitely give me a chat. If you feel like I can serve you, I would more than happy to help out.
Mike Swenson
Been great hearing your story and thank you so much for sharing and excited to see where you go.
Adit Shah
Thanks for having me, Mike. It's been great. You, it's.
