This is what financial freedom looks like. It looks like being completely debt-free, student loans and all. It's doing work that you love and not just settling for a steady paycheck at a job you hate, or maybe packing up the kids and taking them on trips to St.Thomas, Ocho Rios, or to the Discovery Children's Museum in Las Vegas. And in the case of Jamisa McIvor-Bennett, it also looks like a $3.2 million real estate portfolio with 21 properties— all paid for in cash with the exception of one home.
It all started with an unexpected question that would lead to a life-changing opportunity when a 19-year-old McIvor-Bennett, then a cashier at ShopRite Supermarket in Philadelphia, was approached by her grandmother. "She said, 'I just wanted to know what would happen to the house if something was to happen to me?' I said, 'Grandma I'm not really sure, I can find out.' She was like, 'No, I was just asking because, if something was to happen, I want you to take full responsibility for it. You're the most responsible one.'"
At the insistence of her grandmother, the pair did a quitclaim deed transfer, allowing her grandmother to transfer the property to McIvor-Bennett for $400 total once the dust settled. Over a year later, her grandmother passed away unexpectedly, and all hell broke loose as the family clamored to make claim to the home, unaware of the agreement between McIvor-Bennett and her grandmother. "We made a video because this is during the era of record everything, so I had what I needed in terms of a paper trail."
Courtesy of Jamisa McIvor-Bennett
With no knowledge about financial literacy or real estate, McIvor-Bennett got to work on researching her best options for turning a lemon into lemonade. She didn't have the funds to make the necessary repairs to the home, so she decided to sell the paid-off abode for $152,000 at the encouragement of a real estate agent. And thanks to advice from a real estate investor turned mentor, she used the profit to purchase her first home in cash for $400— a house that she still owns today and that's worth $330,000.
Gaining more knowledge and experience through mentorship and mistakes, McIvor-Bennett has since bought 21 properties worth $3.2 million in the Philadelphia area, affording her a lifestyle that at one point never seemed imaginable for the now-married mother of two. Seems impossible? Well, don't just take our word for it. The real estate mogul is spreading knowledge on the power of investing through her company Rosebud's Investments to those looking to get in the game. "I have so many people who are interested in real estate investment just by seeing my lifestyle change gradually," McIvor-Bennett says.
xoNecole chatted with the self-made millionaire for tips on tapping into lucrative deals and how to build generational wealth through real estate investing.
1.Learn From Others’ Mistakes
Courtesy of Jamisa McIvor-Bennett
"I learned so much from my mentor just through his mistakes. He gave me a lot of information, but he showed me a lot of stuff just because I was paying attention. He was a really big dreamer. He would get really good deals and run out of money. That's why he ended up selling me the properties he did out of desperation because he was locked into a deal and ran out of money to finish it and needed to close. So he was selling off what he had just to get their money to get through that next deal.
"The second time he did it, it ended up helping me because I was down to my last $50,000. And he was like, 'I need money.' So I'm like, 'All right, I'm going to give you the money to finish your deal, and you give me back the money in interest.' And he did. He gave me 25% interest on my return. But I learned a few things— don't get into these high ticket deals without a contingency fund. I was taking notes, which is why it took me so long. I didn't get any mortgages until literally the 13th of December [2019]. So all of these houses later, I was kind of scared because of what I watched him go through."
2.Don’t Overlook Ugly Houses
"The second house sold to me was for $6,500. It looks like a scary movie. I call it the Treehouse, literally, there was a tree growing inside. But I bought it because it was $6,500, and my mentor had purchased it for $2,500. Even though it was ugly, it was structurally sound. So it wasn't one of those things where I had to do anything to it. We put a new roof on it, boarded it up to winterize it, and made sure it was safe. We had to buy a vacant property permit for it. I didn't know what equity was, I was just buying time until I conjured up enough to figure out what I wanted to do at home, but it was worth a lot. Year two [of investing], I started to really get into markets and stuff like that. By year three, the house directly up the street had sold for almost $200,000, and it was smaller than mine. I didn't know it was going to end up being a good deal, but now I knew that buying a house for $6,500 was OK."
3.Check The Comps
"When you're in real estate, you do what's called comps, or comparable property. So if you ever want to know what your house is worth, you have to find something that's comparable to it. Then we look at the work that was done to it. Obviously, if I put a waterfall and elevator in my house, and you got a little patio and vinyl sliding, mine is going to be worth a little more. But this is how you compare the numbers and you look at what [the] dollar consistency [is] in that area. You look at the last three things that sold and you get the average."
4.Buy Cheap Properties At Auctions
"When you buy a house in an auction, you get the equity, but you don't get the debt. There are actually nice houses sometimes, especially foreclosures. Somebody went through the whole mortgage process and out of the 30 years they might've had a good 125 months and they can no longer pay the mortgage. You are getting all of that equity per penny on a dollar because somebody else fell on hard times, which is bad for them, it's very sad. But if they're losing it anyway, you just happen to be the one to purchase it.
"I had purchased my own property for $1,700, and what was really interesting about it was that when I purchased it, I didn't even have to buy it. I had the money. But when you are at an auction, you can't pay for it there. You have to actually finalize your paperwork elsewhere on another day. I had to put down a deposit. The deposit is either 10% or $600, whichever is the highest. After that you have 30 days to do one or two things, the first thing you can do is obviously pay the remaining balance. But the second thing that you can do is sell the property, which I thought was really cool. I ended up returning like two or three days later and then I decided to go back every single month because they had them every month. I still have the $1,700 property. Right now the comp in the area is like $175,000. It's a bad area, but it's coming up. So I will just wait."
5.Buy Properties With Positive Cash Flow
"For myself, I'm looking for positive cash flow. I'm an urban investor so I like to stay true to my roots. I think people spend a lot of time focusing on gentrification, and they are pushing us out. I got a home that's in the city right now that's worth $600,000, you can't tell me that I'm being pushed anywhere. I typically stick to urban properties and the overhead is way less. We usually have about 1,200 to 1,600 square feet, depending on if it's a corner house or not. So with that being said, it's only but so much work that needs to be done to a house of that size."
6.Decide If You Want To Flip Or Rent
"As an investor, I never went in with the intention to flip. I sold one or two during the course of time just because I needed some fast cash and because I'm living off of the rental income, so I was like, 'All right, let me free up something.' Then I would sell one and replace it with two more, but I wasn't really interested in the flipping aspect. Some people need a quick flip. I have children and I like freedom. To me, flipping is too much of a job. You do all this to make money to then do what? You have to do it again because once you get the money, you've got to spend it on something. I like the idea of buying a house and renting it out. Right now my portfolio total is $3.2 million, cash flow is a little under $50,000 a month."
7.Look For Hard Money Lenders
Courtesy of Jamisa McIvor-Bennett
"Hard money lending is a go-to for investors because it doesn't require tax returns and you don't need anything except a good deal because they're funding you based on how much the property is worth. You do need 10% of the money because they'll give you money to purchase and rehab it, but they don't give you the money to fix it up outright. So you have to actually put money into it and then they reimburse you. And when they reimburse you, you use the reimbursement money to keep going. When you are getting a regular loan from a bank, they need at least two years of consistent tax returns. With hard money lending, you decide how much the house is worth. So it's easier to get funding, but you have to pay more upfront and altogether because it's interest-only payments too.
"The benefit of it is [money] is accessible fairly quickly. But you got to do it right because the first couple of payments are interest-only payments, and then you still owe whatever you borrowed. So let's say you did $100,000— $50,000 to purchase and $50,000 to rehab, times it by 10% interest. You owe $10,000 additional on a loan, where a normal loan is usually around 3.5% percent or so. So now you divide that $10,000 by 12 months because usually the loan is between 12 to 13 months. You have to pay them $830 every single month. Then at the end of the loan, you still give them back their whole $100,000."
8.Cash Is Still King
"You definitely get more of a return when you leverage, but the moment that you get a mortgage you owe somebody else. The market goes up and down, and what can end up happening is if the market crashes like it did last time, the value of your property decreases, which is why it's good to be an owner. Let's say for instance you bought a property worth $100,000. A bank will give you up to 80% of what the property is worth. So at $100,000, they will give you the $80,000 to play with. Then the market crashes, now the $100,000 property is only worth $60,000.
"You borrowed $80,000, so now you owe $20,000 more than what it's even worth. Not to mention most people who are investing don't even live in their investment property, so they still maybe have a mortgage. Now, you're struggling to even pay what you owe. If you are a more financially stable person, you can move money around, and then investors do things called diversification, so they have different streams of income other than [real estate] investments. But it depends on what your risk tolerance is."
9.If You Don’t Have The Cash, Consider Wholesaling
"Wholesaling isn't hard at all. You find a seller and you find a buyer. The most involved part is having time. That's what people underestimate. If you don't have credit or money, you have to have time, because the hardest part of wholesaling is finding a seller. But it's definitely not difficult depending on the numbers. Let's say a friend came to you like, 'Listen, I've got this house, I'm over it. I want to sell it for $80,000.' You sign a contract. You don't actually have to have the money when you sign a contract because the contract says that if the original buyer can't secure funding or can't close, they have the right to assign it to somebody who can. You sign a contract agreeing to purchase it for $80,000. You know I buy houses. You call me like, 'Hey, I have a house for sale for $100,000,' and if the numbers make sense and it's worth what you're asking for, I buy it and you give her $80,000 and take the other $20,000."
10. Protect Your Primary Residence
"Every person's situation is different, but I'm not going to ever tell a person to outright start with debt unless they absolutely have to. Once you lock into a 30-year mortgage, you owe them, no matter what. If things go right, good. If things go bad— you lose your job or you break your foot — you owe [the bank], and this is your primary residence. You want to always make sure your home is safe. You should be in a situation where your assets protect your liabilities. Even if you live in a house and you're like, 'I love it, it's beautiful,' it's a liability. It doesn't do anything for you other than makes you happy when you see it. You live there so you're not getting any gains from it."
11. Consider Investing In Multi-Family Units
"The idea is you get a mortgage and you get a multi-unit as opposed to a single-family. A multi-unit can be a duplex or a triplex, or it can even be a quad, which is four units. You live in one unit, you rent out the other units, and what they pay covers what you owe. Now it's not so much of a hassle on you, and then at the end of the day, you are still building equity. So if you ever decide you want out, you can still pull the equity out of your house and then reinvest it into a single-family, or you can go on to a nicer house and a nicer place."
12. Change Your Mindset Towards Money
"Believe it or not, people in urban communities have a whole lot of money. You still got people like, 'I'm not ready to buy,' and I think they're just afraid. When it comes to these properties, these tenants, they spend money consistently. I've met people who've rented for years straight, never missing a day. How do you have the discipline to know that you have to pay a landlord, but you don't have equal discipline to pay yourself? How do you invest in somebody else's equity and tell yourself you're not good enough to do the same thing for yourself? And they do it time and time again."
13. Ignore The Naysayers
"I tell people, it's not what you do is how you do it. I see people posting like, 'It's not like she got it from the muscle.' I did. [My grandmother] didn't give me 20 houses at random, she gave me an opportunity and I made the best of it. I've read, 'Oh she sold her family's legacy for money.' No, I've created a legacy. There was none."
Jamisa McIvor-Bennett is the proud owner of Rosebud's Investments, which offers individualized services in investor processes, for both new and seasoned investors who are looking to enhance their knowledge and expertise, and helps provide a blueprint for purchasing property without using credit.
Featured image courtesy of Jamisa McIvor-Bennett
Originally published on March 2, 2020.
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For Us, By Us: How HBCU Alumni Are Building Legacies Through Entrepreneurship
Homecoming season is here, and alumni are returning to the yard to celebrate with their friends and family at the historically Black colleges and universities (HBCUs) that have changed their lives forever.
No matter where their life journeys have taken them, for HBCU students from near and far, returning to where it all started can invoke feelings of nostalgia, appreciation for the past, and inspiration for the future.
The seeds for these entrepreneurs were planted during their time as students at schools like Spelman, North Carolina A&T, and more, which is why xoNecole caught up with Look Good Live Well’s Ariane Turner, HBCU Buzz’s Luke Lawal and Morehouse Senior Director of Marketing and Comms and Press Secretary Jasmine Gurley to highlight the role their HBCU roots play in their work as entrepreneurs, the legacy they aim to leave behind through the work that they do, and more as a part of Hyundai’s Best In Class initiative.
On Honoring HBCU Roots To Create Something That Is For Us, By Us
Ariane Turner
Courtesy
When Ariane Turner launched Look Good, Live Well, she created it with Black and brown people in mind, especially those with sensitive skin more prone to dryness and skin conditions like acne and eczema.
The Florida A&M University graduate launched her business to create something that addressed topical skin care needs and was intentional about its approach without negative terminology.
Turner shared that it is important to steer clear of language often adopted by more prominent brands, such as “banishing breakouts” or “correcting the skin,” because, in reality, Turner says there is nothing wrong with the way that our skin and bodies react to various life changes.
“I think what I have taken with me regarding my HBCU experience and translated to my entrepreneurial experience is the importance of not just networking,” Turner, the founder and CEO of Look Good, Live Well, tellls xoNecole.
“We hear that in business all the time, your network is your net worth, but family, there’s a thing at FAMU that we call FAMU-lee instead of family, and it’s very much a thing. What that taught me is the importance of not just making relationships and not just making that connection, but truly working on deepening them, and so being intentional about connecting with people initially, but staying connected and building and deepening those relationships, and that has served me tremendously in business, whether it’s being able to reach back to other classmates who I went to school with, or just networking in general.”
She adds, “I don’t come from a business background. As soon as I finished school, I continued with my entrepreneurial journey, and so there’s a lot of that traditional business act and the networking, those soft skills that I just don’t have, but I will say that just understanding how to leverage and network community and to build intentional relationships is something that has taken me far and I definitely got those roots while attending FAMU.”
On Solving A Very Specific Need For The Community
Luke Lawal Jr.
Courtesy
When Luke Lawal Jr. launched HBCU Buzz, his main focus was to represent his community, using the platform to lift as they climbed by creating an outlet dedicated to celebrating the achievements and positive news affecting the 107 historically HBCUs nationwide.
By spotlighting the wonderful things that come from the HBCU community and coupling it with what he learned during his time at Bowie State University, Lawal used that knowledge to propel himself as an entrepreneur while also providing his people with accurate representation across the internet.
“The specific problem in 2011 when I started HBCU Buzz was more so around the fact that mainstream media always depict HBCUs as negative,” Lawal says. “You would only see HBCUs in the mainstream media when someone died, or the university president or someone was stepping down. It was always bad news, but they never shed light on all the wonderful things from our community."
So, I started HBCU Buzz to ensure the world saw the good things that come from our space. And they knew that HBCUs grew some of the brightest people in the world, and just trying to figure out ways to make sure our platform was a pedestal for all the students that come through our institutions.”
“The biggest goal is to continue to solve problems, continue to create brands that solve the problems of our communities, and make sure that our products, our brands, our companies, and institutions are of value and they’re helping our community,” he continues. “That they’re solving problems that propel our space forward.”
On How Being An HBCU Alum Impacts The Way One Shows Up In The World
Jasmine Gurley
Courtesy
Jasmine Gurley is a proud North Carolina Agricultural and Technical State University alum. She is even more delighted with her current role, which enables her to give back to current HBCU students as the Senior Director of Brand Marketing and Communications and official press secretary at Morehouse College.
“It was a formative experience where I really was able to come into my own and say yes to all the opportunities that were presented to me, and because of that, it’s been able to open the doors later in life too,” says Gurley of her experience at North Carolina A&T. “One thing I love about many HBCUs is that we are required to learn way more about African American history than you do in your typical K through 12 or even at the higher ed level."
She adds, “It allowed us to have a better understanding of where we came from, and so for me, because I’m a storyteller, I’m a history person, I’m very sensitive to life in general, being able to listen to the stories and the trials that our ancestors overcame, put the battery pack in my back to say, ‘Oh nothing can stop me. Absolutely nothing can stop me. I know where I came from, so I can overcome something and try anything. And I have an obligation to be my ancestors’ wildest dreams. Simultaneously, I also have a responsibility to help others realize that greatness.
Gurley does not take her position at an HBCU, now as a leader, lightly.
“People think I’m joking when I say I’m living the dream, but I really am,” she notes. “So I wake up every day and know that the work that I do matters, no matter how hard it might be, how frustrating it may be, and challenging it. I know the ripple effect of my work, my team, and what this institution does also matter. The trajectory of Black male experiences, community, history, and then just American advancement just in general.”
On the other hand, through her business, Sankofa Public Relations, Gurley is also on a mission to uplift brands in their quest to help their respective communities. Since its inception in 2017, Sankofa PR has been on a mission to “reach back and reclaim local, national, and global communities by helping those actively working to move” various areas of the world, focusing on pushing things forward for the better.
“Through Sankofa, we’ve worked with all different types of organizational brands and individuals in several different industries, but I would think of them as mission-based,” says Gurley.
“So with that, it’s an opportunity to help people who are trying to do good in the world, and they are passionate about what they’re doing. They just need help with marketing issues, storytelling, and branding, and that’s when my expertise can come into play. Help them get to that moment where they can tell their story through me or another platform, and that’s been super fulfilling.”
Join us in celebrating HBCU excellence! Check out our Best In Class hub for inspiring stories, empowering resources, and everything you need to embrace the HBCU experience.
Feature image courtesy
Success Cities: Black Women Share The Places Where They Thrive
Several organizations and new sites release lists of the “best places for millennials," the “best places for young professionals,” or the "best cities for Black women." The lists offer options for many who are either seeking better opportunities or need that reminder that where they are is actually where it’s at. These lists also always prompt popular and frequent debates online about why a city is (or isn’t) what everyone popularly says it is.
It’s always good to be able to say that you’ve found a city where you can thrive in your career (and in your life overall), whether it’s because of the opportunities for jobs, places to visit and eat, nightlife, traditions, and culture, or family-friendly elements.
For me, this city is Negril, located in the Westmoreland parish of Jamaica. I fell in love with it seven years ago as someone who was only ever familiar with Kingston and its neighboring parishes. While I’ve lived and worked in major cities, including Washington, D.C., and Brooklyn, New York, my latest transition has set my sights on digital nomad island life.
Not only is Negril more than a tourist spot now, with a growing community of young professionals, millennial expats, and entrepreneurs, it has a nice mixture of cultures and people, affordable housing options, a range of restaurants and leisure experiences, entrepreneurship niches, and real estate investment opportunities. It’s slow enough to have a calming effect but not quite a snooze retirement spot where you're not right at the cusp of an adventure. And even better, it's not too far from a more bustling city (with nightlife, more restaurants, and even more entrepreneurs, professionals, and expats), Montego, Bay.
Negril is like a second home for me, as I visit often, keep major connections there, and find it ideal for my writing and editing career. I can connect more with my Caribbean culture and nature and embrace a peaceful, less hectic existence while there.
I caught up with a few more fabulous and successful women professionals to talk about the cities where they’ve found success, happiness, balance, and longevity and why they chose to stick around:
Nicole Blake-Baxter, Managing Director and Founder, The Blake Agency
Metro Atlanta Area, (Johns Creek, Ga.)
IG: @theblakeagency_
“I relocated to Atlanta about 10 years ago from Brooklyn, NY. I initially launched my media and marketing agency in New York City several years prior but rebranded and made a strategic shift to a full-service PR firm when I moved to Georgia."
Her Origins: "I was born in Kingston, Jamaica. I lived between the United States and Jamaica during my childhood and permanently moved to New York as a teen."
Why Atlanta? “My move to Atlanta was out of necessity; I needed a lifestyle change and felt I had outgrown the hustle and bustle of New York City. There’s a saying that ‘Discomfort is a catalyst for growth.’ In a short time, I went from trying to climb the corporate ladder to launching a business and becoming a mother. I was struggling to navigate motherhood and entrepreneurship, and that discomfort pushed me to seek out a new environment.”
“Relocating to Atlanta was the best decision for me personally and professionally. It provides a healthy balance of everything I need to raise happy and well-rounded children and grow a successful business. Although moving to a new city with no close friends or relatives can be unnerving, it made me more disciplined in my approach to entrepreneurship.”
What She Loves Most About Her City:Family-friendly environment, lower cost of living, business opportunities. “Many of our new business leads are tech founders and travel brands that want to work with an agency in the southern region.”
Jasmine Dary, Founder, Twisted Corks
Nashville, TN
IG @TwistedCorks
“Nashville is a big, but small-feel city. It’s the perfect place to be if you want to keep Southern roots without losing the big-town opportunities. It’s constantly growing, which I find to be exciting. There’s always something new happening here for the first time, and being part of this city’s early adopters for cool concepts and experiences is one of my favorite self-proclaimed roles. There’s also a unique and tight-knit entrepreneur community here. In addition to exciting career opportunities, I knew that I’d eventually want to thrive in entrepreneurship.”
Her Origins: “I was born and raised in Chattanooga, Tenn., and made my way to Murfreesboro after college until naturally progressing to Nashville to pursue career and business opportunities.”
Why Nashville? “I first moved to Nashville in 2012 to make a major career shift from higher education to corporate marketing in wine and spirits. Coming from a much smaller college town, I instantly fell in love with the city! This job became the catalyst for so many future opportunities and interests including starting my own company, Twisted Corks.
"I was thrown in the mix for some of the city’s biggest events and worked alongside some of the world’s largest spirits brands. This corporate experience plus genuine passion granted me credibility with even my earliest business clients.”
What She Loves Most About Her City:Family-friendly, community, events (like the Nashville Black Chamber happy hour), Programs (like the Nashville Entrepreneur Center’s Preflight program for new startups.) “I’m thriving here, but I’m definitely not doing it alone.”
Christen Rochon, National Account Executive, NBCUniversal
Detroit, Michigan
IG @CandidlyChristen
“Detroit is more than just a place to work—it’s a place where innovation, resilience, and culture are embedded in the fabric of daily life. What makes Detroit especially unique is its long-standing history as an industrial powerhouse, balanced with a fresh momentum in tech, arts, and small business development. In my career in marketing and media, I’ve come to see Detroit as an evolving ecosystem where diverse industries intersect, creating rich opportunities for growth and impact.”
Her Origins: “I’m a born-and-raised Detroiter, however, my career in broadcast and digital media has taken me to Charlotte, N.C., New York City, and Chicago.”
Why Detroit? “Detroiters know how to rebuild and innovate, and this grit translates into the professional landscape here. The city's thriving entrepreneurial scene fosters collaboration, and its well-connected business community continually encourages professionals to think creatively and work cross-functionally.”
“It’s a place where you can see firsthand how your work makes a difference, from witnessing the revitalizing neighborhoods to supporting the next generation of innovators. The opportunities for mentorship and giving back here are endless; I’ve been privileged to contribute through roles that support education, community engagement, and innovation—efforts that are deeply connected to Detroit’s story of transformation.
What She Loves Most About Her City: Vibrant seasons, close-knit communities, rich history, opportunities for growth, culture of entrepreneurial grit and service. “Detroit offers the potential for financial success and legacy building. As the eldest of 10, family is incredibly important to me, and returning to Detroit allowed me not only to be close to family but also be in a space to establish my own. Being part of Detroit’s evolution is exciting.”
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