如果雇佣职业经理人来管理投资的分成问题
任何投资都有短期和长期规划。先说一下短期规划。地产投资的金科玉律，比如1%的rule，比如现金流，薯老爷把这些划入短期规划。并不是说这些不重要，因为没有近在眼前的成功如何奢谈长远目标。之所以把他们划为短期行为，是因为从一个物业的当前状况可以很容易的得出cash flow, rent multiplier, capitalization rate, proforma analysis, return on investment, senstivity analysis.....
物业的长期规划，主要是升值，重建，扩建，翻新，rezone。这些指标不是从当前的状况可以轻易得出结论，需要有很强的市场研究，多年从业经验，胆大心细的工作方法。
薯老爷之所以一直强调地产是个零风险的投资，是基于短期规划是非常容易上手，人人都能掌握的本质，加上租金不会跟随房价大幅下跌的假设。少数人对租金是否跟随经济周期大幅下跌还存在异议，但以薯老爷以前公布的数据租金在经济危机时期的全国平均值基本保持坚挺。如此地产的风险基本为零。当然不排除少数地方别人火爆的时候徐趋，别人滞涨的时候拉稀。唉，点背不能怨社会。
至于长期规划，应该是地产投资的大头。薯老爷当年在大西洋城混的时候，就得出结论靠每次压5块是赢不了大钱的，赢大钱的时候都是压对一个数字的时候。所以薯老爷接受投资的时候一般都做以下安排：1）资本管理期十年，早卖要赔钱。2）超过8%的部分，薯老爷分成25%-33%。3）卖的时候cap gain薯老爷分成25%-33%。这些是铁律，没有商量余地。没有1）资本管理无法展开。没有2）clear and present danger，能走多远是未知数。capital manager的首要任务是赚钱。未来多美好都不如现在挣几个铜板。没有3）就失去了理想，泰山推不倒，总统当不上。
废话少说，晒晒管理的一个帐号的第二季度分成
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Second Quarter of 2017 Dividend Report |
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|
Jane’s Properties |
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|
1. |
The profit earning months is |
April |
to |
June |
, three months |
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|
2. |
Property #1 |
Est. Equity |
$180,000 |
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|
a. The investment total is |
$63,850 |
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|
b. The ending balance for this account is |
$6,289.88 |
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|
c. The reserve requirement is |
$3,594.89 |
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|
d. The total profit is |
$6,289.88 |
- |
$3,594.89 |
$2,694.99 |
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|
e. The yearly return is |
16.88% |
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|
f. The annual 8% of |
$63,850 |
is |
$1,277.00 |
||||
|
g. The profit beyond 8% is |
$2,694.99 |
- |
$1,277.00 |
$1,417.99 |
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|
h. The capital manager will get 25% of |
$1,417.99 |
$354.50 |
|||||
|
i. The client will get 75% of |
$1,417.99 |
$1,063.49 |
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|
j. The total for the client is |
$1,277.00 |
+ |
$1,063.49 |
$2,340.49 |
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|
k. The client return is |
14.66% |
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|
3. |
Property #2 |
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|
Est. Equity |
$170,000 |
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|
a. The investment total is |
$86,000 |
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|
b. The ending balance for this account is |
$5,909.08 |
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|
c. The reserve requirement is |
$2,601.24 |
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|
d. The total profit is |
$5,909.08 |
- |
$2,601.24 |
$3,307.84 |
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|
e. The yearly return is |
15.39% |
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|
f. The annual 8% of |
$86,000 |
is |
$1,720.00 |
||||
|
g. The profit beyond 8% is |
$3,307.84 |
- |
$1,720.00 |
$1,587.84 |
|||
|
h. The capital manager will get 25% of |
$1,587.84 |
$396.96 |
|||||
|
i. The client will get 75% of |
$1,587.84 |
$1,190.88 |
|||||
|
j. The total for the client is |
$1,720.00 |
+ |
$1,190.88 |
$2,910.88 |
|||
|
k. The client return is |
13.54% |
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|
4. |
Property #3 |
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|
Est. Equity |
$240,000 |
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|
a. The investment total is |
$118,200 |
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|
b. The ending balance for this account is |
$6,332.68 |
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|
c. The reserve requirement is |
$2,635.33 |
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|
d. The total profit is |
$6,332.68 |
- |
$2,635.33 |
$3,697.35 |
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|
e. The yearly return is |
12.51% |
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|
f. The annual 8% of |
$118,200 |
is |
$2,364.00 |
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|
g. The profit beyond 8% is |
$3,697.35 |
- |
$2,364.00 |
$1,333.35 |
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|
h. The capital manager will get 25% of |
$1,333.35 |
$333.34 |
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|
i. The client will get 75% of |
$1,333.35 |
$1,000.01 |
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|
j. The total for the client is |
$2,364.00 |
+ |
$1,000.01 |
$3,364.01 |
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|
k. The client return is |
11.38% |
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|
5. |
Client Total Dividend |
$8,615.39 |
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|
The yearly client return is |
12.86% |
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|
Capital Management Fee |
$1,084.80 |
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|
total |
$9,700.18 |
$9,700.18 |
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|
.6 |
Tax Pre-payment for 2017 |
$0.00 |
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|
Tax preparation Cost for 2017 |
$0.00 |
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|
Client Receiving: |
$8,615.39 |
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