The Ledger
Every statement that passed quotation and attribution checks. Mix any filter with any other: certainty 1/5, debate potential 5/5, or both at once.
why aren't all 12 resolved? a statement only gets an assessment when the public record can support or contradict it. opinions and what-ifs never can, and 0 checkable ones are still open, waiting for their date. predictions held up or didn't; assertions are supported or contradicted. on every card: ▮▮▮▮▮ certainty · ▮▮▮▮▮ debate potential. speakers are clickable
Veritas audited historical returns average an unusually high 30% to 31% annually
“Like our historical average is stupid high. It's like 30, 31% a year. When we go back and audit our deals, it's really high.”
Real estate investors should execute deals at 80% certainty on fundamentals
“The biggest lesson, I guess, that I had is once you're about 80% sure, you know, just go, you know, like just go do it. Like it's, you're never going to feel a hundred percent on anything. It's not going to be perfect. But as long as you're doing the fundament…”
Class A multifamily profit margins are thin due to intense institutional competition
“Class A stuff is, is very thin. Like the margins are just thin. You know, the groups that are operating those and have been for 20 years are good. You know, the property managers that are managing those are good. People buying them are sharp, you know, like, a…”
Floating-rate debt is the primary way real estate investors lose everything
“The only way to really lose your shirt in this game is bad debt strategy, you know, getting into something that's too variable or too floating or assuming that rates are going to come down or whatever, and then buying deals with those assumptions.”
Veritas strictly eliminates cash and paper checks, mandating electronic tenant rent payments
“We go back to the tenants and we say, Hey, we're no longer allowing checks. We're just not, you know, like we're no longer definitely not allowing cash. Like you have to pay electronically.”
Veritas targets sub-$10M Class B and C properties for operational inefficiencies
“We stay in that BC, you know, that sub-ten million dollar purchase price range for that exact reason.”
Veritas only acquires properties where financial models work at median rent levels
“We are only buying deals that are pro forma works at the median rent level.”
Veritas targets a 1.75x to 2x equity multiple on multifamily assets
“In terms of an equity gain and net worth growth perspective, we are marching towards getting about a 1.75 to two X multiple on the cash that was put in the deal. So if an investor puts 200,000 bucks in, we'll operate these things for, you know, whether it's th…”
Veritas grew to $60M AUM without ever buying a listed property
“Just up to this point, over 15 years, we've got about 50, sixty million dollars in assets under management and these things that we've bought that we're currently running. We've never bought anything listed.”
Veritas locked a 5.84% fixed interest rate on a recent multifamily acquisition
“So we just got our most recent acquisition rate locked about two weeks ago at 5.84%. Fixed for seven years. And that's interest only for four years, three years of principal and interest. And that's with about a 30% down payment.”
Veritas targets 6% to 9% annual cash-on-cash returns on multifamily deals
“They're generally all going to return a cash flow range in terms of a cash on cash return in the six to nine percent a year range and consider that sort of a dividend is how we talk to our investors about it. You're going to get that in terms of quarterly dist…”
Veritas strictly limits investments to Washington state workforce housing outside Seattle
“We're a multifamily apartment investing fund out here in the Seattle, Washington area. So we invest in strategic locations in Washington state only. So we're not in Seattle. We're in surrounding tertiary markets and then close by to the city, 20 to 30 minutes …”