Off-Market Value-Add @offmarketguys Twitter profile | Pikagi

Pikagi

Off-Market Value-Add

@offmarketguys

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Followers

492

Following

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Logan Meyers and Mason Reiter - Off-Market, Value-Add Deal Makers - Frasier Cole Real Estate - $55 million closed - DFW - Real Estate Deal Stories - Let's talk

Dallas, TX

https://t.co/XV5fdn1qeK

Joined April 2023

Don't wanna be here? Send us removal request.

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@offmarketguys

Off-Market Value-Add

11 months

Highland Park Village, in Dallas, TX, is one of the best shopping villages in the entire country. It also has a great story of how it was acquired by current ownership. It involves Mexican food, oil heiresses, insane luck, and the most legendary value-add play you'll ever see.

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@offmarketguys

Off-Market Value-Add

6 months

An absolute killer side hustle I just learned about Nobody tell @mhp_guy about this or else he'll build it, franchise it, and sell it for a billion dollars. I spoke with someone who lives in Austin and takes a small motor boat on the weekends and drives it from boat to boat

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@offmarketguys

Off-Market Value-Add

1 year

Just talked to a guy who is sitting on a $7-8 million dollar warehouse. He bought it in 1980 for $200,000 He uses it to store all of the heads of all the animals he's killed and all of his guns. I asked: "Would you look at an offer in the high 7 figures?" His response?

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@offmarketguys

Off-Market Value-Add

6 months

Turned 30 yesterday Getting married on Saturday What's your best piece of advice?

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@offmarketguys

Off-Market Value-Add

9 months

If a broker asks "What type of deals are you looking to acquire" And your response is "Anything that makes sense" You'll be put at the bottom of that broker's list

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@offmarketguys

Off-Market Value-Add

4 months

"Hi Joe, I am calling about your property at 123 Main St. Have you considered selling that property for the right offer?" "No, I don't want to sell that property" What's your best response?

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@offmarketguys

Off-Market Value-Add

10 months

In 1935 the Caruth Family owned ~30,000 acres in the red. Almost all of the land is sold and turned into North Park Mall, Inwood Village, SMU, and many other historic Dallas developments. Much of the land was bought between 1860-1935 for $5-$500/acre. The estimated

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@offmarketguys

Off-Market Value-Add

1 year

Cold called an older woman probably in her 60s about a good lookin’ industrial property. No interest in selling. Asked her if she needed help with upcoming leases, property management, or if she wanted general market information. She needed help with something else… “Can

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@offmarketguys

Off-Market Value-Add

9 months

Dallas's most expensive office space must be in a downtown or uptown high-rise, right? Wrong. It's in an old abandoned psychiatric and medical hospital Here's the story behind a defunct and vacant hospital that a well-known developer turned into an iconic and legendary Dallas

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@offmarketguys

Off-Market Value-Add

9 days

"I would like to sell this building" "Okay, can you please provide me with rent roll and P&L so we can get you a competitive offer?" "No, get me the offer then I'll provide you that info" How would you respond to make sure you get that info before wiring an offer?

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@offmarketguys

Off-Market Value-Add

16 days

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@offmarketguys

Off-Market Value-Add

15 days

@BarryRoland19 My favorite is when it’s been listed for 450 days “Is this still available” “Yes but you’ll need to act quickly as we got 2 offers at full list today”

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@offmarketguys

Off-Market Value-Add

5 months

Today, I had God deny me on a cold call Me: Would you consider selling your shopping center at 123 main st? Owner: No. I am leaving my entire shopping center portfolio to my church Me: How many centers do you own? O: 13 Me: What are they going to do with all of those? O: I

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@offmarketguys

Off-Market Value-Add

2 months

If a broker asks: "What type of deals are you looking to acquire?" And your response is: "Anything that makes sense" You will be put at the bottom of that broker's list

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@offmarketguys

Off-Market Value-Add

9 months

The Adelson Family is making MAJOR moves in Dallas-Fort Worth On top of buying a majority stake in the Dallas Mavericks at a $3.5B valuation, they are buying up large tracts in high-profile areas. @mcuban sold the Mavs practice facility and surrounding tracts to the Adelson

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@offmarketguys

Off-Market Value-Add

3 months

HOLY F**KING SH*T THE BIGGEST DEAL IN COMPANY HISTORY JUST GOT REZONED. OFFICE TO RESI CONVERSION DEAL. WE HAVE BEEN WORKING ON THIS SINCE NOV 2021 SICK DEAL STORY TO COME SHORTLY AND ITS A BANGER THE DEAL CAME TOGETHER AS MEANS OF REVENGE👀👀👀👀

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@offmarketguys

Off-Market Value-Add

8 months

BROKER HOT TIP OF THE DAY 🔥🔥🔥 Add value through knowledge of zoning You can uncover things like: - Industrial pocket the city wants for Multi? (music to @fortworthchris 's ears) - A city making development easier to fuel growth? - A brand new highway coming through

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@offmarketguys

Off-Market Value-Add

6 months

@mhp_guy They also own most of their real estate. They do an amazing job of buying speculative land and waiting for growth to happen around it

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@offmarketguys

Off-Market Value-Add

9 months

Commercial Real Estate deals do not always look the same. We had a deal that went: Cold Call Under-contract Closed We had a deal that went: Cold Call Rejection Follow up Follow up Follow up Follow up Follow up Blocked Call from a different number Follow up In-Person Meeting

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@offmarketguys

Off-Market Value-Add

3 months

This guy is never seeing a deal from us again I talked to the owner, got property info, spent 10 mins typing up an email on a site in an area this person told me to call And THIS was the response

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@offmarketguys

Off-Market Value-Add

10 months

Our friends @TripleNetInvest and @mhp_guy have talked a lot about extreme wealth creation through buying land on the path of growth. There may be no better example than the Brinkmann Ranch in Frisco, TX. 637 of the 5500 acres of the ranch were just sold for $1.2 BILLION!

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@offmarketguys

Off-Market Value-Add

1 year

🚨🚨🚨 INTRO POST ALERT 🚨🚨🚨 Since we crossed over the 300 follower mark, we wanted to give you a look behind the Twitter/X account Mason and I have been best friends since we were 6 years old. DFW born and raised. We had always talked about starting a business together.

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@offmarketguys

Off-Market Value-Add

3 months

Receiving a cold call on your commercial real estate

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@offmarketguys

Off-Market Value-Add

7 months

Core Dallas is in the midst of an unprecedented development boom. Uptown, Turtle, Creek, and Victory Park are looking at $2 Billion and counting in development over the next 5 years. Here are 20 of the most interesting projects: 1. Goldman Sachs North End, 2323 North Field

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@offmarketguys

Off-Market Value-Add

2 months

A major investor from Miami told us on a call today: "DFW is one of the biggest and best markets in the country, but it's the smallest world. Everybody knows everybody. Do good work and you'll rise to the top. Be a scum bag and you'll be exiled after word spreads"

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@offmarketguys

Off-Market Value-Add

6 months

Southlake is one of the wealthiest neighborhoods in DFW What do you notice about their growth over the past 40 years?

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@offmarketguys

Off-Market Value-Add

5 months

@CaseyMericle Between you and me, she didn’t say “my church”, she said the name of the church 😎 I’ll be keeping tabs

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@offmarketguys

Off-Market Value-Add

11 months

What do commercial real estate brokers do? A whole lot: - Comps - Source deals - Market research - Market knowledge - Constant Follow-up - Database principals - Database properties - Database companies - Database developers - Be the voice of reason - Manage seller expectations

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@offmarketguys

Off-Market Value-Add

1 year

The biggest value add that Twittter/X has created for us so far is the ability to meet people across the country. Even at 150 followers, we are having conversations with different people in different places doing different types of deals. Whether you have 1 follower or are

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@offmarketguys

Off-Market Value-Add

6 months

@mhp_guy He owns some really good real estate in Austin so he just gets to spend his time on the lake being the hero and making good money doing it

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@offmarketguys

Off-Market Value-Add

5 months

Stan Kroenke is a living reminder that insider trading is legal in commercial real estate. Today, as the owner of the LA Rams, Denver Nuggets and 60 million SF of real estate, he is worth 16.2 Billion dollars. Here's how he used inside information to make millions: In 1974,

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@offmarketguys

Off-Market Value-Add

4 months

Seeing a lot of anon accounts trying to reveal things about different big name accounts here... Guess what, I don't need to hide behind an anonymous account to drop some absolute bombs about some of the biggest CRE accounts here: Where should we start? Who wants it first?

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@offmarketguys

Off-Market Value-Add

4 months

@ItsKasum This feels like it would work to get them talking but not work to get them to actually sell 😂😂

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@offmarketguys

Off-Market Value-Add

2 months

Why list property "unpriced"? Can someone please explain it to me

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@offmarketguys

Off-Market Value-Add

5 months

You buy a vacant drive-thru for $1.5m. You have 3 tenants approach you: 1. National credit - $135k/yr NN (Roof and structure) 2. Solid Franchisee with 10 locations - $150k/yr NNN 3. 1 location operator - $165k/yr NNN Assuming TI/LC are similar, which one you going with?

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@offmarketguys

Off-Market Value-Add

8 months

My Grandparents have been Chiefs fans since 1963 when the team moved to their hometown of Kansas City. They were Chiefs fans in 1969 when they won their first championship They remained Chiefs fans during a 50-year championship drought Now at 91 and 88, they are witnessing a

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@offmarketguys

Off-Market Value-Add

2 months

Owner-operated retail building: "Yes, I would sell" "Okay, great. What price are you looking for?" "I don't know. We just want to see offers before we make a decision" What's your best response to get a price range?

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@offmarketguys

Off-Market Value-Add

1 year

I typed in “flex industrial metal buildings that are 20 ft in height with 15ft roll up doors in front” to midjourney and this is what it created. Looks like some @ChrisRamsey60 product

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@offmarketguys

Off-Market Value-Add

19 days

As a broker Whether the deal is $1m, $10m, or $100m Whether its retail, industrial, multi, or office Whether it's on market or off market Whether the buyer is Blackstone or Joe Shmo Your number 1 goal is to get the deal closed. Seems simple but don't lose sight of that

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@offmarketguys

Off-Market Value-Add

1 month

"Hi Mary, I am calling regarding 123 Main st. Would you consider selling that property? "Maybe. I got it in my divorce but my ex-husband said I should never sell it" What's your best response to get Mary to sell?

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@offmarketguys

Off-Market Value-Add

1 year

@Cribdilla If I help her nail the trade, I have a client for life. If I help her make a terrible trade, I’ll never get her on the phone again.

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@offmarketguys

Off-Market Value-Add

5 months

I am here to once again remind everyone that Texas is a non-disclosure state. Brokers need to be in the habit of NOT disclosing the purchase price. Cap Rate is not as bad, but still can be used against the new property owner. There are a few major ramifications to consider:

@bethanyjbabcock

Bethany | Commercial Real Estate

@bethanyjbabcock

10 months

The selling agent just did a press release and eblast disclosing the sale price of one of our clients’ recently acquired assets. Texas is a non disclosure state. Possible implications include doubling the NNN for the center comprised of mostly local tenants. The selling

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@offmarketguys

Off-Market Value-Add

5 months

Frasier Cole: Texas Real Estate Advisors Let us wrangle your next deal

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@offmarketguys

Off-Market Value-Add

1 year

🚨🚨 THE MASTER OFF-MARKET POST ALERT 🚨🚨 Let's talk off-market deals. What are they? Who do I show them to? How do you pitch them? Below is a high-level breakdown of... THE OFF-MARKET DEAL ------------- First off, what is an off-market deal? An off-market deal is a

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@offmarketguys

Off-Market Value-Add

4 months

If you want to find great Off-Market deals... I mean TRULY great Off-Market deals Off-Market deals that give you the reputation for digging up the best of the best You will only need 2 things: Persistence and Patience Persistence to follow up for 1,3, or 10 years Patience

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@offmarketguys

Off-Market Value-Add

9 months

Adding value to commercial real estate isn't a perfect science. It takes a lot of skill, knowledge, experience, and luck All the above were required to turn a $33 million acquisition in Beverly Hills into over $400 million in profit. Strap in, this is a great one: The

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@offmarketguys

Off-Market Value-Add

6 months

There are countless ways to blow up a deal... I call this one GREED: Asking Price: $2m Our offer: $2m (exchange buyer with limited time) Seller counter: $2.025m (An extra $25k!) Buyer immediately walked and that property has been listed at $1.5m for the past 180 days

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@offmarketguys

Off-Market Value-Add

6 months

@cashfIo @mhp_guy At the bottom, with a light, you can scan an area pretty quick. Guy definitely was pretty confident in his ability. Also 30-50 items in a weekend? Doesn’t seem that crazy?

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@offmarketguys

Off-Market Value-Add

6 months

6 property DFW portfolio purchased for $210m in 2017 Worth about $100m today, maybe less. Got them an offer at $91m from a top tier developer to redevelop the sites Ownership just told me a broker out of New York told them they can get $190m so they are going to list it 😂

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@offmarketguys

Off-Market Value-Add

1 year

2.5 years ago we were just two friends trying to start a company. 2 years ago today we put our first ever deal under contract. The video below is from the moment we officially got it into the title company. That was an important achievement for us and validated our leap into

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@offmarketguys

Off-Market Value-Add

7 months

CRE Brokerage is a wild ride. 1 moment you're wondering if you'll ever get another deal The next moment you are wondering if you'll ever have free time again

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@offmarketguys

Off-Market Value-Add

6 months

Let's talk about how important it is to get City Planning correct the first time. This 1,000 acre pocket of Farmers Branch is one of the most sought after class-b industrial pockets in DFW. Now the city wants to see this pocket changed. To what you ask? - Hotel - Retail -

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@offmarketguys

Off-Market Value-Add

4 months

You buy a piece of land for $1m Would you rather: A. Rezone it to industrial and sell it for $500k profit after 4 months B. Rezone it to industrial, develop it, and sell it for $1m profit after 18 months

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@offmarketguys

Off-Market Value-Add

1 year

@CoyDavidsonCRE Definitely not where I thought it was going to go… but when given an opportunity to add value, you add value. Any way you can….

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@offmarketguys

Off-Market Value-Add

6 months

@m19315963 @mhp_guy Clearly you’ve never been on lake Austin during a holiday weekend

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@offmarketguys

Off-Market Value-Add

4 months

We are working a retail deal owned by a dentist here in DFW. He just asked if we would take a reduced commission and "free cleanings for life" for our services...

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@offmarketguys

Off-Market Value-Add

8 months

🚨JUST CLOSED 🚨 Denton, TX 🚨 An Off-Market, Value-Add Special 17,500 SF Warehouse and adjacent 3.5 acres for future development in a great industrial pocket. Going to do a case study/deal story on this one soon. Be on the lookout 👀 Reach out for more info or if you want

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@offmarketguys

Off-Market Value-Add

7 months

🚨🚨WOW we just hit 2K followers 🚨🚨 Last year we started posting to put our brand out there and make some connections along the way. The results, even at 2K followers have been incredible: New Ideas Exciting Deals Unique Perspective Valuable Relationships As my good

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@offmarketguys

Off-Market Value-Add

1 month

Cold called an older woman probably in her 60s about a well-located industrial property No interest in selling. Asked her if she needed help with upcoming leases, property management, or if she wanted general market information. She needed help with something else... "What

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@offmarketguys

Off-Market Value-Add

10 days

These are the things that can happen when you make a cold call: Buy a deal Sell a deal Get rejected Get a referral Set a meeting Hear war stories Get a sales comp Get a lease comp Provide a sales comp Provide a lease comp Hear about problem tenants Create a relationship with a

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@offmarketguys

Off-Market Value-Add

1 year

This isn't doom and gloom. This is a reality check. The days of putting sellers on a pedestal are over. If you want to sell, I mean ACTUALLY want to sell, then let's talk. Offers you can't refuse don't exist anymore. Time to wake up and make some deals.

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@offmarketguys

Off-Market Value-Add

4 months

Real estate is a numbers game 1 deal per 10 LOIs per 100 Conversations per 250 Owners Cold Called per 500 Properties databased in your market

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@offmarketguys

Off-Market Value-Add

1 month

We've lost on 8 deals this year that we're either under contract or in contract negotiations Nothing else to say just letting y'all know this sh*t is a grind Stay positive, keep cooking, and the deals will come

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@offmarketguys

Off-Market Value-Add

2 months

Are there any extremely wealthy people ($100m+) that have absolutely 0 involvement in commercial real estate?

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@offmarketguys

Off-Market Value-Add

9 months

A lot of really smart, experienced people on X have wildly different ideas of how 2024 will look. Why? Everyone is looking through a different lens from a different vantage point. If we look at US CRE, there's a lot of uncertainty. If we look at Texas CRE, there's a ton of

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@offmarketguys

Off-Market Value-Add

1 year

I spent the weekend at my fiance's family farm in East Texas. @TripleNetInvest was right that farmland in America is one of the most underrated (and enjoyable) assets in the world. Here are some observations from a city boy: - Being out on some rural land will always make

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@offmarketguys

Off-Market Value-Add

7 months

We work on 2 different types of deals: 1. Keep the lights on - These are quicker, easier deals to work on. The commission check is smaller but necessary. 2. Home Runs - These take a long time to find and close, but the commission check is beefy How do you categorize deals?

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@offmarketguys

Off-Market Value-Add

5 months

"Are you happy with your choice to get into commercial real estate?" I was asked this today by one of our longest standing clients. The answer is absolutely, unequivocally F*CK YES There are 2 major reason why I'm the happiest I've ever been and am glad with my choice: 1.

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@offmarketguys

Off-Market Value-Add

7 months

Dallas is the home to several of the most iconic real estate developers in American history. However, one stands above all the rest: Trammell Crow. Here's the story of how 1 relationship launched the greatest development career we've ever seen: Fred "Trammell" Crow was born

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@offmarketguys

Off-Market Value-Add

1 year

Last week, losing a deal seemed like the worst thing in the world. Over the past few days: - I had a major family emergency that rocked my family - Unspeakable atrocities and terrorism happened to our people in Israel - Mason has family trapped in Israel fearing for their

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@offmarketguys

Off-Market Value-Add

1 year

As a broker in this day and age you gotta ask yourself: Is the brain damage even worth the commission check...? Then again, it's the life we chose as brokers

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@offmarketguys

Off-Market Value-Add

1 month

People will do anything to fight a zoning case

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@offmarketguys

Off-Market Value-Add

11 months

"Our appraisal came back at $3.3 million, so we won't take a dollar less than $4 million and buyer has to pay closing costs" Pretty crazy we are still hearing this kind of thing. My response was: "Why did you pay for the appraisal if you were just going to ignore it?"

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@offmarketguys

Off-Market Value-Add

1 year

Relationships should always be your #1 priority. Today we got a call from one of our most important relationships. He was leaving the company he was at for a different opportunity. This guy is an absolute rockstar and was the main driver for his previous company's success.

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@offmarketguys

Off-Market Value-Add

1 year

I don't think we see this enough on X. I think it's important to be honest with myself and this beautiful community we are all a part of. I really don't feel like working today. There is so much going on in the world and for me personally. My heart just isn't in it today.

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@offmarketguys

Off-Market Value-Add

11 months

I spoke to a retired doctor who wanted $1.8m for a couple of single-tenant auto shops. We offered at $1.6m. She has a broker she trusts that is going to help her with the counter. The guy calls and says he is sending over a fair counter. We open the counter and it's at

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@offmarketguys

Off-Market Value-Add

11 months

A Poem to the Difficult Seller: You have mismanaged this asset from day one Any relevant documents or records, you have none The lease you provided is not counter-signed Your last environmental report you cannot find When I asked about the roof you said "It's brand new" But

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@offmarketguys

Off-Market Value-Add

24 days

How much would you pay monthly for a database that had 100% accurate numbers for every real estate owner in America?

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@offmarketguys

Off-Market Value-Add

1 year

@MiamiCREGuy There’s so many ways to make money

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@offmarketguys

Off-Market Value-Add

1 year

@MiamiCREGuy A fantastic thought for my next touch point. His tax bill would be massive but exchanging into a smaller property would definitely lessen that burden. I really have no idea how he would transport all these heads

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@offmarketguys

Off-Market Value-Add

7 months

🚨An introduction to the Off-Market Value-Add guys 🚨 My name is Logan Meyers and my business partner is Mason Reiter. We are childhood friends and both grew up in Dallas, TX. Our company is Frasier Cole Real Estate. We are a real estate brokerage company focusing on

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@offmarketguys

Off-Market Value-Add

6 months

GP: We have this deal under contract. We need a $20m equity check Me: My client is involved in the nearby retail we can provide that equity. GP: Actually I dont have it u/c, its under an LOI, the exclusivity is up, and I havent talked to owners in weeks. @chernobelskiy

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@offmarketguys

Off-Market Value-Add

8 months

Finally bought a drone Please hire me to take drone photos so I can prove to my Fiancee it was a financially responsible move

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@offmarketguys

Off-Market Value-Add

3 months

Yesterday we got the first response back from a guy we have been calling for 3.5 years He as a very impressive portfolio of CRE in DFW Regardless of if we do a deal with him this year or not, we now have broken the communication barrier and we can start to build a relationship

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@offmarketguys

Off-Market Value-Add

1 year

I just won an argument against a property owner who said his tertiary AutoZone was worth a 2.2% cap. Ask me anything

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@offmarketguys

Off-Market Value-Add

1 year

@TripleNetInvest So he wins net worth… who gets more cash flow?

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@offmarketguys

Off-Market Value-Add

9 months

After enough cold calls, you can tell quickly whether or not somebody is serious Let's play a game of serious or not from a cold call I just had: Me: Hi Bob, do you want to sell your property on Main? Bob: Sure, I'd sell it Me: Great, can you tell me what your income is?

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@offmarketguys

Off-Market Value-Add

1 year

Today we did something we have never done in company history: We walked away from a property owner who wanted to sell but was truly impossible to deal with and wasting our time. Feels great. Feels 10,000 lbs lighter. Going to start doing it way more often.

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@offmarketguys

Off-Market Value-Add

6 months

Over and over again I have the same conversation with prospective buyers looking to break into the DFW market. Let's make one thing VERY clear: DFW is one of the top real estate markets in the country. In order to find and buy an asset in any good area You need: - Luck -

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@offmarketguys

Off-Market Value-Add

8 months

When we say it's off-market we mean: ☑️ It's not currently being marketed ☑️We just called the owner and they are interested in selling ☑️They provided us with enough information for you to underwrite it. If it doesn't check the boxes above, we don't show it.

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@offmarketguys

Off-Market Value-Add

7 months

Commercial Real Estate deals do not always look the same. We had a deal that went: Cold Call Under-contract Closed We also had a deal that went: Cold Call Rejection Follow up Follow up Follow up Text an ambiguous message to get their attention Follow up Follow

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@offmarketguys

Off-Market Value-Add

7 months

Former Taco Cabana turned Starbucks in core Dallas... @NNNIncome what do you think?

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@offmarketguys

Off-Market Value-Add

6 months

Core Dallas is one of the most competitive real estate pockets in the country Uptown Oaklawn East Dallas Deep Ellum Bishop Arts Lower Greenville Knox-Henderson What do you have to do to break in to these neighborhoods? You have to know the right people and the right people

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@offmarketguys

Off-Market Value-Add

1 year

Starting to see some sellers be more receptive to realistic pricing... Anyone else?

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@offmarketguys

Off-Market Value-Add

5 months

Looking for development sites in DFW

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@offmarketguys

Off-Market Value-Add

6 months

DFW Airport has 1,576 developed acres with: - Hotels - Logistics - Restaurants - Office Buildings - Research Facilities - Industrial Warehouses All leased to some of the best tenants in the market. Do other airports around the country do this?

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@offmarketguys

Off-Market Value-Add

1 month

Left a voicemail. They are going to call back and agree to sell their property.

@offmarketguys

Off-Market Value-Add

1 month

This property owner I'm about to call is going to answer and agree to sell their property

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@offmarketguys

Off-Market Value-Add

10 months

"Jerry World" is home to the Dallas Cowboys and one of the most famous stadiums in the world. Surprisingly, the stadium is located in Arlington and not Dallas. The story includes backroom dealings, voter ballot manipulation, and a legendary power play that changed the fate of 2

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@offmarketguys

Off-Market Value-Add

5 months

AllianceTexas is one of the most insane masterplanned developments in the country. It started in 1989 with the Perot Field Fort Worth Alliance Airport and has since grown to over 27,000 acres of land and has over 58 million square feet of - Retail - Office - Medical -

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@offmarketguys

Off-Market Value-Add

1 year

Seller: We want $2mm Us: we can offer $1.65mm Seller countering: Actually we want $2.5mm Actual conversation we just had 🤦🏻‍♂️🤦🏻‍♂️🤦🏻‍♂️🤦🏻‍♂️

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