昨天JY提到了，one of his dreams is to own a management company which is capable of managing more than 20000 units. I said we will get there, let me show you how we can get there. 这就牵涉到地产管理的三重模式。
第一重 (you manage the property) – You are your own Property Manager, you manage the properties yourself.
第二重 (you manage the property managers) – You hire a Property Manager. Instead of managing the properties yourself, you let PM manage the properties for you and you manage Property Managers.
第三重 (you manage the management companies) – You let management companies take care of hiring Property Managers and managing Property Manager’s performance, and you make the decision to continue to use that management company or change to another one.
那这三重管理模式到底有哪些优点，哪些缺点呢？什么样的情况适合用什么样的管理模式呢？
第一重：优点是省钱，对才起步的小地主来说，这是survive的非常关键的一步，第二个优点是你必须学习掌握地产管理最基本的knowledge，比如大到有关tenant and landlord的法律法规，如何screen tenant，如何evict a tenant，如何找到和管理你的handyman，小到一个faucet如何换，价钱是多少，A/C不工作时，能基本判断问题出在什么地方。这是作为一个才起步的小地主必须掌握的技能，there is no short cut。缺点是费时间，如果property 超过5个，就有点疲于奔命。而且你打交道的不少是层次一般，有时候是层次蛮低的人，你不会有什么成就感。TF和JN都不是神马sexy job。
第二重：优点是开始摆脱繁琐的日常管理了，有时间做其他的事情了。缺点是如果没有经过第一重的磨练，直接跳入第二重，你不一定有professional judgment找到好的 property manager, 你也不知道如何判断他的performance，也不知道那些费用合理，很大可能被宰，很可能投资回报不理想。
第三重：那就是超级大地主的管理方法了。到了这境界，那就不是单纯的管理物业了，那已经进入capital allocation and asset management的领域了。比如Brookfield Asset Management, Blackstone Real Estate Group. 这就完全靠自己的intelligence and knowledge 来挣钱了。风险是"没有那金刚钻，别揽那瓷器活"。权利越大，责任越大，压力越大，a bad decision can wipe you out as well those people who have invested their trust in you.
在TZLC Investment Group LLC 旗下拥有的property中，这三种模式都用。
象Walnut Street Apts, Sherwood and Bourne End Trailer Parks, Bellevue Apts, 我们使用的是第一重模式，JY 和 花花 are the property managers, they manage the properties themselves. They are in charge of rent collection, tenant screens and property maintenance. During renovation phase, they were the de facto project managers.
In Country Club and Autumn Woods, there are property managers who take care of daily management and they report to JY, so JY is managing the managers.
In West Creek Self-Storage, we use a management company to manage the on-site manager and one of our MC members is managing the management company.
用第一重是没有办法的办法，因为property 规模太小，用PM不经济。
用第二重是目前比较主流的方法，首先没有大到BAM， BXRE那样的规模，另外我们在现阶段还必须maintain tight control。
用第三重是因为我们接手时，管理公司已经在管理，我们review 了他们的past performance，had intensive discussion with them，觉得需要用这个管理公司，第一我们的专长不在self-storage，we need to work together with Management Company side by side, that’s a great chance. 第二our ultimate goal is MC manages the management company, more of our time will be spent on finding quality properties selling at discounted price. We will be in transition from Property Manager to manager of Property Management Company to Asset Manager.
至于到底选用那个管理模式，这取决于你地产投资处在什么阶段，最终的目标是什么。You need to weight benefit against cost.
吐血奉献帖：地产管理的三重境界
16 篇帖子
• 分页： 1 / 1
Re: 吐血奉献帖：地产管理的三重境界
由 万 枫 » 2014-05-15 14:57
总结得很好。忍不住说，根据你的定义，我的远程房产都是你说的这第三重境界，但不是因为规模而是因为地点和房产性质决定的。
根据你说的“第三重 (you manage the management companies) – You let management companies take care of hiring Property Managers and managing Property Manager’s performance, and you make the decision to continue to use that management company or change to another one.”
比如，我的Ocean front resort都是酒店式管理，短租短至一个晚上，需要有服务前台，自己管理不现实，好在各大Ocean front resort地区，到处都是management companies，我选择management companies，而这些companies hiring Property Managers and managing Property Manager’s performance， 我make the decision to continue to use that management company or change to another one.”
好处是万事不操心，坏处是受到的剥削更多，你先要养活Property Manager及其工作人员，再养活management companies的管理人员，所以，盈利很低。这主要是房产性质决定的。
不知说的对否。
根据你说的“第三重 (you manage the management companies) – You let management companies take care of hiring Property Managers and managing Property Manager’s performance, and you make the decision to continue to use that management company or change to another one.”
比如，我的Ocean front resort都是酒店式管理，短租短至一个晚上，需要有服务前台，自己管理不现实，好在各大Ocean front resort地区，到处都是management companies，我选择management companies，而这些companies hiring Property Managers and managing Property Manager’s performance， 我make the decision to continue to use that management company or change to another one.”
好处是万事不操心，坏处是受到的剥削更多，你先要养活Property Manager及其工作人员，再养活management companies的管理人员，所以，盈利很低。这主要是房产性质决定的。
不知说的对否。
- 万 枫
- 帖子: 18
- 注册: 2014-04-21 11:47
16 篇帖子
• 分页： 1 / 1
在线用户
正在浏览此版面的用户：没有注册用户 和 20 位游客