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How Jamisa McIvor-Bennett Built A $3.2 Million Real Estate Portfolio At 26
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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Kiah McBride writes technical content by day and uses storytelling to pen real and raw personal development pieces on her blog Write On Kiah. Follow her on Instagram and Twitter at @writeonkiah.
This article is sponsored by Hulu.
UnPrisonedhas returned for its highly anticipated second season, delving deeper into the complex dynamics of the Alexander family.
The series premiere comes a year after its debut season garnered rave reviews from fans and critics and earned record-breaking ratings for Hulu's Onyx Collective brand. UnPrisoned's success can be attributed to its raw, relatable themes and comedic appeal.
Inspired by creator Tracy McMillan's life, the show follows Paige (Kerry Washington), a therapist and single mother whose life takes an unexpected turn when her father, Edwin (Delroy Lindo) --who was released from prison-- moves in with her and her teenage son, Finn (Faly Rakotohavana).
Throughout UnPrisoned's first season, viewers witnessed how Edwin's incarceration deeply affected Paige's life and relationships. In the series, Paige unpacks her trauma through interactions with her inner child and her online followers. Meanwhile, Edwin is overcoming specific struggles with his own past that led to his life of crime, including a dysfunctional upbringing and his mother's arrest. As the Alexanders attempt to reconcile, new challenges arise.
This new season promises to further explore their unconventional family dynamic. Here are several compelling reasons why season two of UnPrisoned should be on everyone's watchlist.
The Alexander Family Life Is Still In Shambles
UnPrisoned's second season resumes where the series left off, with Paige grappling with the fallout from her troubled therapy practice and Edwin navigating life independently after moving out. Meanwhile, Finn faces his own challenges. The teenager is battling anxiety and seeking information about his father—a topic Paige avoids discussing.
The Alexander Family Are Attending Therapy To Resolve Their Underlying Issues
Amid the chaos in their lives, the Alexander family decides to mend their bond by confronting their past traumas. They seek professional help and attend therapy sessions with a “family radical healing coach,” played by John Stamos, a new cast member. This collective effort aims to unravel the complexities of their shared history and strengthen their relationships.
The process of unraveling each character's internal conflicts and their potential impact on future relationships may clash with Paige's textbook therapy approach. While Paige is used to being in the therapist's seat in both career and family, this forces her into the unfamiliar role of a patient during therapy sessions. This shift would compel her to look in the mirror and try a radically different approach.
The Alexander Family Learned A Big Lesson During A Therapy Session
In therapy, the Alexanders are tasked with addressing their individual traumas to salvage their remaining relationships. One of the family therapist’s eccentric suggestions was an exercise involving a family wrestling match. During this session, Paige faces tough questions about her refusal to share information about Finn's father.
While it's unclear whether this scene is reality or fantasy, the image of the family duking it out in the ring certainly makes for hilarious yet compelling television.
Paige Tries Dating Again Following Failed Relationships
Amid her life's chaos, Paige decides to step back into the dating field. However, her many attempts have left her with mixed results. The dating apps have turned out to be a fail, and an outing with her ex Mal (Marque Richardson), who is also her father's parole officer, doesn’t go quite as expected after he brings an unexpected guest – his new girlfriend.
The situation takes an awkward turn when Mal's new partner learns why the former couple split, partly due to Paige's self-sabotage.
UnPrisoned Is A Perfect Balance Of Comedy And Drama
As a dramedy, UnPrisoned takes a comedic approach to its heavy subjects. The show takes us on a ride with Paige's dating misadventures and navigating a friendship with her ex.
Other lighthearted moments include Edwin's attempts at CPR based on online videos and, of course, the antics of the Alexander family's unconventional new healing coach.
The second season of UnPrisoned is now available on Hulu.
UnPrisoned | Season 2 Trailer | Hulu
Feature image courtesy
These Tips Will Keep Foreplay From Becoming Boring AF (No Pun Intended)
As a writer, I happen to like quotes A LOT. When it comes to the topic of sex, specifically, there used to be a page on Twitter (it’s always gonna be Twitter to me, chile) calledKinky Quotes that I would enjoy checking out from time to time. The reason why is it was good forshowcasing content like “Foreplay. Don’t rush it. Enjoy it.”
INDEED.
Okay, but what if you’ve been in a relationship for a while now, and although the foreplay is still pretty good, the real issue is that it’s also become a bit, well, boring? What do you do? First, don’t overthink it; you’re not in a position that is strange, rare, or anything to be overly concerned about. Second, there are a few things that you and your partner can do to bring a bit more spice back into the foreplay aspect of your sex life.
1. Build Up Anticipation
I’ve been working with long-term couples for a really long time now — and if there’s one thing that can tank the sex life of people who’ve been having sex for years, it’s not doing what builds up anticipation. At the end of the day, anticipation is all about giving your partner something to look forward to. Sexting does this. Sending your partner an email with a hotel reservation or some out-of-the-blue sexcation plans does this. Calling them to share something that you want to check off of your sex-themed bucket list does this.
Pretty much doing anything that lets them know that you want them to get into the headspace of getting super excited about what you have in store for them, on the sexual tip — that is some of the best foreplay that there is, y’all. So, when’s the last time that you gave your man a preview of what is to come? Hmm…
2. Get Creative with Your Nudity
Unfortunately, our culture can be so…imbalanced (let’s go with that word) when it comes to sex that many people think it’s impossible to engage in intimacy with someone for years (even decades) on end and still find it to be an absolutely wonderful and fulfilling experience. Meanwhile, there areplenty of studies to support that sex actually gets better, the longer that you are with someone (one study says that it’s around the 15-year mark when things really start to soar!). The thing that you should avoid is falling into a rut — being lazy about intimacy, looking crazy while going to bed (y’all know what I am talking about), and not “dressing up” the gift sometimes.
I can’t tell you how many husbands I have worked with who have told me that they never get tired of their wife’s body (like…ever); what they do get sick of is no lingerie or creativity when it comes to her “sexual presentation.” Date night with no drawers on. Watching television in a sheer baby doll get-up. Celebrating a goal that he’s reached with nothing but a bow on when you come to bed. You get what I mean, right? He chose you. He wants you. Get creative with your body when it comes to intimacy sometimes, though. That way, he’ll never see you coming (well…until…you know. LOL!).
3. Leave Touch Out of It (Initially)
While once reading an article on Bustle’s site about where the term “blow job” came from (it’s a semi-long explanation; you can check it outhere), there’s a sentence that says, “The roots of the term ‘blow job’ began a bit earlier than this, however — in the 17th century, to be exact, when to ‘blow’ meant to bring someone to orgasm.” One definition of blow speaks to what we do with our breath whether it’s whistling, breathing hard, or creating a steady stream of air out of our mouth.
If you do this on your partner’s erogenous zones, it can provide a very flirty yet arousing level of stimulation to where they will want you to touch them as soon as possible. Oh, and if you add some dirty words into the mix, they will damn near be ready to climax the moment even your finger touches their body. Hey, try it. I’m absolutely not exaggerating.
4. Kiss Everywhere…BUT the Mouth (Again, Initially)
Even though some people don’t like to kiss (check out “Umm, What's Up With These People Who Hate Kissing?”), the rest of us? We want it as much as possible! There isa scientific reason for why that is the case too. When you kiss someone (especially in the mouth), it releases feel-good and bonding hormones and chemicals including dopamine, oxytocin, and serotonin; not to mention the fact that it can also help to reduce stress. And while kissing does feel absolutely amazing, remember that the focus here is to “pregame” stimulation.
So, if you really want to get your man riled up, avoid his mouth (at first) and even his penis and opt for turn-on spots instead.The wetness of your mouth, the softness of your lips, and the texture of your tongue along his neck, around his ears or gently grazing his back? Girl, I’m getting a little hot ‘n bothered just talking — well, writing — about it.
5. Stay Out of the Bed
If there are two things that couples can find themselves getting really lazy about (if they’re not careful), it’s when they have sex and where. As far as the “when” goes,although reportedly, guys tend to prefer it in the morning (I mean, morning wood…makes sense) and women do late at night, most couples will admit that there is usually a time when they have it the most (especially if they’ve got young children — check out “How To Make Sex Easier (& More Fun) When You've Got Kids”) as a way of “meeting in the middle.” For example, if for you and your man,that’s 10 p.m. and it’s pretty much that way, every time, that can get to become boring, simply because no anticipation is necessary; you know what’s coming.
Same thing goes for always having sex in the bed. Even though it’s comfortable and accommodating to most sex positions, trying other places (at least for foreplay) can cultivate a feeling of newness and excitement. Whether it’s on the kitchen floor, in your car (when it’s in the garage), in the shower (check out “So, This Is How To Make Shower Sex So Much Better”), in your closet (some people really like the closeness of it) or, what appears to be most folks’ favorite spot,the living room sofa (go figure, chile) — get out of the bed sometimes. The bed is comfy, no doubt. It’s also predictable as hell.
6. Have a Foreplay Staycation
It honestly floors me, just how many married couples I know who either haven’t taken a romantic vacation in years or (what in the world?!) haven’t done it since their honeymoon. To that, I’ll just say this: there was once a study conducted of 2,000 couples. It was revealed that of those who felt like their relationship had lost its spark, 42 percent of them were able to get it back by spending some quality time together while taking a leisure trip (without the kids). To me, this makes all of the sense in the world because romantic vacations are designed to “get off of the grid” and focus, solely, on you and your partner’s needs.
So, if you are one of those couples who doesn’t have a trip, just for you and your man, on the docket for some time this year, here’s your sign that you need to figure something out — ASAP. And what if your money is tight? What should you do in the meantime? How about a foreplay staycation? Plan 24-48 hours where you and your man do nothing but kiss, lick, and touch without any penetration involved. Play sex games. Dance naked. Come up with (new) safe words. After a day or two of nothing but this, you will be ready to explode once it’s time to actually have sex with each other!
7. Play Your Own Version of “Hot, Warm, Cold”
Temperature play plays a solid role in sexual pleasure; that’s why I’ve written articles like “Hot Sex: 10 Super Sultry Reasons To Bring Wax Play Into Your Bedroom” for the platform. Anyway, aside from the fact thatit’s pretty damn hilarious that 69 degrees is the ideal room temperature for intimacy (umm, if you catch my drift), a big part of the reason why playing around with hot, warm, and cold temps is so effective is because your nerves respond,sometimes drastically so, to variations in them.
I mean, when you stop to consider that there are8,000 nerves in a clitoris and 4,000 in a penis, imagine what some ice would do during oral sex. Or, how about heating up a sex toy that’s made out of glass or metal in some boiling water, letting it cool just a bit, and running that up and down each other’s erogenous zones? If you do this while being blindfolded, there really is no telling where the peak levels of stimulation could take you!
8. Focus on Upping the Ante on Your Partner’s Stimulation (As They Do the Same for You)
I’ve already referenced the word “stimulation” a few times. To stimulate is “to rouse to action or effort, as by encouragement or pressure; incite.” Some synonyms include arouse, inspire, spark, activate, energize, enflame, support, urge — and motivate (cue Kelly Rowland’s song, "Motivation"). And so, keeping all of this in mind, when it comes to foreplay with your partner, how much effort do you put into stimulating him — into inspiring him, energizing him, motivating him…yes, sexually?
Something that I am a big-time believer of is, it’s hard to fall into a sexual rut, if the goal that BOTH PEOPLE have is to always outdo themselves, damn near every time that they come together. That said, how can you “out-inspire” him with your compliments? How can you “out-energize” him with a creative meal that’sfilled with aphrodisiacs? How can you “out-motivate” him with some new ideas that you’ve researched while you were at work?
When it comes to both foreplay and sex, “applying pressure” can be a ton of fun — when you see yourself as your own competition as far as taking your partner to new heights in the stimulation department.
9. Be Unpredictable
Unpredictable can go a lot of ways. In the context of what I’m referring to, I’m not talking about being fickle, erratic, and unreliable. Nah, what I mean is, be intentional about having a few tricks up your sleeve that your partner would never see coming.
An example of this comes from a song from a local legend here, Shannon Sanders (if you know, you know). He once wrote a song entitled “Interstate” and the intro starts off with him saying, “What you doin’? Not you. Didn’t think you were the type.” Yeah, you can read between the lines (or click on the hyperlink to the title) to get what he’s talking about yet I’m pretty sure that what made the experience, 50 times greater, is she did something that was outside of the norm. When it comes to foreplay and sex — that is typically the case. #wink
10. Switch the Energy Up
Foreplay can — and should — have different themes from time to time. One time, focus on being romantic (rose petals and toasting each other). Another time, lean into being kinky (where are your handcuffs and bondage rope?). Still, another time, discuss a fantasy that you each want to fulfill. Then play dress-up as you role play. Record (the audio) of yourselves having sex one day; then play it another day — during foreplay.
Spoon naked and talk about all of the things that you adore about each other’s bodies. Get some oral sex dice (like thesehere) and see where throwing the dice will take you. Y’all, energy is such a big part of foreplay and sex, and the more you master switching it up, the more you and your partner will look forward to coming — and cumming — together for years to come. No doubt about it, sis.
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