Book Review 008: Good to Great - Jim Collins

Jim Collins is a popular author of business books who also wrote Great by Choice and How the Mighty Fail. Good to Great, published back in 2001, takes a deep dive into how to build a sustainable business by asking yourself the question, "How can a good company become great?". He along with his team researched many companies and found patterns to create the "good to great" formulas which many businesses try to emulate even to this day.

By looking at the past 25 years of Fortune 100 companies on Wall Street, one can see how some Companies that appeared to be great, quickly disappeared, and others withstood the test of time. Jim Collins breaks down the success principle as follows: Hire the right talent, be specific in your purpose and goals, focus on results and make tough decisions.

In the process of gathering data for this book, Jim and his team looked at over 1,435 Fortune 500 companies that had 15-year cumulative returns at or below the stock market average, followed by cumulative returns that were three times the market over the next 15-year cycle. Companies that became the target of this metric were Fannie Mae, Gillette, Kroger, Walgreens, Wells Fargo, and Circuit City, to name a few.

Furthermore, the team compared these companies against those in the same industry but were unable to sustain "greatness" for a long period of time. Once the companies were selected, the team interviewed executives and upper Management, as well as review their forecasted goals, financial statements, and company culture. Some interesting statistics that were found early on included that trend that a company does not need a famous CEO nor does executive compensation play a role in the achievement of a corporation. 

The book describes the path of a company transitioning from good-to-great as three stages:

Stage 1: Disciplined People

Collins saw that companies trending towards the path of becoming "great" needed the right people who displayed "level 5 leadership", meaning they were professionally driven, not for their own achievement and success, but for the greater good of the company. Furthermore, these leaders were humble, accepted responsibility, and were able to choose great successors.

State 2: Disciplined Thought

Leaders must be ready to face the data and ask the hard questions. They must be ready to accept the truth and make decisions based on facts. Jim shares that leaders must engage their team with dialogue and debate, not coercion. In other words, ask and lead with questions, not answers. Its often easy to fall back on "tribal knowledge" or past experience to give a quick answer, instead of facing the new reality. Do not use this opportunity to place blame, but self-examine. Also, implement controls, or mechanisms to be able to detect red flags before they become larger issues.

Stage 3: Disciplined Action

Great companies stimulate a culture of discipline. While early on, start-up companies may fuel their growth through the use of creativity and passion, as the company matures, they need to find a way to become more systematized, hire the right people, and build processes that are scaleable for the long term. This may become counter intuitive to a start-up promoting creativity and "forward thinking", however, leaders can create a disciplined framework and foster creativity within the framework for continued growth. Through researching these companies, Collins and his team found that greatness does not come from strategy or technology, but comes from careful and deliberate cycle of development followed by a leap forward in the right direction.

“The Flywheel and the Doom Loop”

Companies that go from good to great develop a pattern of growth. This pattern of steady buildups and breakthroughs is similar to the concept of a flywheel that builds momentum. The overall result is from the cumulative effect of small victories and good decisions made over time. They never have a meteoric rise or a “miracle moment” that can be pinpointed to a single event. This “flywheel effect” is circular and builds on the “accumulation of effort applied in a consistent direction.” On the other hand, companies that Collins and his team compared with good-to-great corporations but that didn’t make the grade, fell into the "doom loop". They launched new “miracle” programs that were the next big thing, and tried to buy their way into success through mergers and acquisitions. This caused frequent corporate restructuring and leadership change that landed them out of business.

“The Hedgehog Concept”

Jim Collins illustrates the "hedgehog concept" by explaining a Greek fable that pits a fox against a hedgehog. From the outside looking in, the fox is smart, cunning, and sneaky. On the other hand, the hedgehog is slow and unexciting. However, no matter how much ingenuity the fox shows in its attack, the hedgehog rolls into a ball with its spikes sticking outward. After numerous attempts, the fox leaves empty handed and defeated. The point is that the hedgehog knows its strengths and sticks to what it does best.

Good-to-great companies are like hedgehogs, able to focus on what they do better than their competition. That is why we constantly see competition dwindling in numerous industries such as airlines, healthcare, pharmaceuticals, and restaurants. For example, Walgreens sought to become America’s most convenient drugstore during its rise in the 70s, 80s, and 90s. The company decided to stick to high-traffic sites and pioneered the idea of drive-through prescription pickups. Walgreens was able to combine the idea of convenience and increased profit per customer per visit. By sticking to these two fundamental goals, they were able to rise to the top and crush their competition. 

Collins explains how we all can find our hedgehog concept by asking ourselves what we can do better than any other organization, how do we make money, and what stimulates your dedication to the organization's goals? This ties back to stage 1, where by hiring the right employees who are passionate and driven, they are able to push the flywheel in one consistent direction harder and faster than others. This creates the momentum and push that the organization needs to become "great". 

Favorite Quote: “While you can buy your way to growth, you absolutely cannot buy your way to greatness.”

Good to great is a perfect book for entrepreneurs, business owners, and employees alike, especially those in Management positions, to help shape the company culture and thought leadership by sticking to your strengths, goals of the organization, and making the tough decision. 

Good Luck!

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Real Estate 027: All About Home Inspections (Rental Property Edition)

A critical step in the home purchasing process is due diligence. Assuming that you have done your market research, found a deal, and negotiated it under contract, its time to conduct a home inspection to ensure that there are no surprises that significantly change your cash flow numbers. As Ronald Reagan infamously said, "Trust, but verify." Home inspections are a great way for a buyer to hire an objective third party professional to be your eyes and ears, especially if you are unable to physically visit the subject property.

The first step in home inspections is to find the right inspector. For investors, this means finding a team that is investor friendly and understand where you are coming from. There may be "add-ons" to the inspection package that an investor may not need as they are not occupying the property. Further, you may come across a conflict of interest when inspectors also perform repair/rehab services as they may be incentivized to recommend repairs and attempt to perform the work themselves. Hiring an inspector who's sole job is to find issues without being the remediator will allow you to have an objective helper.

Below are a couple ways that I have found my property inspectors when investing in a new market:

  • Property Manager

  • Real Estate Broker/Agent

  • Google (Yelp/Facebook Groups/Bigger Pockets)

  • Fellow investors

  • Local Real Estate Investment Association (REIA)

Once you have created a short list of inspectors, make sure you have a phone call w/ them to set expectations, check if they are properly licensed and bonded,  request sample inspection reports, and understand costs involved (e.g. Single Family Residence, Duplex, Quads, Radon, Termite, and Sewer Scoping). Although inspectors will have disclaimers stating that they are generalists and not experts when it comes to specific issues such as the foundation, electrical, and plumbing, etc. their experience inspecting homes will allow them to help identify patterns and trends when it comes to issues they have seen in the past. For example, an inspector who has seen a hundred homes in a certain zip code will understand the nuances of that neighborhood and will be able to advise the buyer in a more specific manner. In my experience, I have been able to find an investor friendly inspector who knows I will be a repeat customer, offer special pricing, take additional reference photos (not in the report) as well as walkthrough the inspection report with concerning areas. 

Once the home inspection has been scheduled, be sure to coordinate with your Broker or Property Manger to make sure utilities are turned on so that the inspector can test lighting, appliances, and other CapEx items. Upon successful completion of the inspection, its time to assess remedial costs. Generally, your property manager, handyman, or General Contractor should be able to put together a "high level" bid for you to take to the seller and negotiate a credit at closing, reduction in sales price, or seller repairs. Of the three aforementioned scenarios, I prefer a credit at closing as I would like my own team to perform the work and control the output. Sellers may opt to use cheaper materials or put "lipstick on a pig" that may result in reperformance of the work down the road. Further, I do not have my rehab crew put together a detailed scope of work at this stage, as I do not know if the seller and I will be able to reach an agreement. Reason being, if market conditions do not allow for us to reach a deal, I do not want my team to have spent to much time on this project.

Some of the red flag issues that may cause serious concern relate to:

  • Significant termite damage

  • Mold

  • Radon

  • CapEx (Roof, Wiring/Electrical, Plumbing, HVAC, Structural)

  • Asbestos

  • Lead Paint (Generally found in homes older than 1978, highly toxic and a health hazard)

  • Flood Zone

Please note that if you are financing your property, your lender may request many if not all of these above items to be remediated before closing. Further, your lender will typically require an "A" grade insurance plan to cover liability of the property, and your insurance company may deem these issues to be uninsurable. These are real problems that you need to consider before moving forward in the purchasing process. Be sure to differentiate the "must repair" items with the "nice to have/value add" repair list. The seller will generally list the house taking deferred maintenance into consideration (e.g. old carpet, cabinets, touch up paint, fixtures, windows, etc.). 

Refer to my previous blogs on negotiating real estate (e.g. Never Split the Difference book review, and buying real estate through seller financing) for tips and tricks on how to speak with the seller. Bottom line, remember you are not trying to squeeze ever dollar out of the seller, but you are simply trying to hit your pre-defined cash flow numbers and renegotiating the deal based on newly discovered facts. Remember to use your Real Estate Broker as a sounding board when negotiating as an experienced Broker will have a good idea on the After Repair Value (ARV) and local market cap rates that typically drive the selling price. In addition, be strategic when negotiating issues with the buyer and make sure you highlight the high dollar value items and not make a long list of minor repairs. Show the seller you are a reasonable buyer who has identified these issues, but am willing to give up the smaller things (e.g. cosmetic repairs below $100) in order to close the deal. 

In addition to the inspection report, its always good practice to perform an inquiry with the seller or their representative agent to understand their motivation for selling, which may sometimes uncover issues the owner is currently facing or have faced in the past (e.g. high vacancies, vandalism, wet basement, or roof damage due to high winds/hail). Further, you will be able to get a sense of whether or not the seller is trying to hide or conceal issues from you as you begin to ask probing questions.

As always, please make sure you do your due diligence and talk to your CPA/Attorney/Financial Adviser before making any investment decision.

Good luck!

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Real Estate 026: The Real Estate Advantage

When comparing different asset classes for investing long term, the most talked about classes that I have found, were stocks, bonds and real estate. Real estate is often viewed as a middle ground between the high volatility of the stock market and the low returns of the bond market. Stocks definitely have their advantages and disadvantages when put head to head against tangible rental real estate (e.g. Not REITs, private lending, notes, etc).

In my opinion, rental real estate is a far better way for the average person to become wealthy and retire early through the various tax advantages and steady cash flow that rental properties provide the landlord. Lets take a look at some of the pros and cons as listed below an discuss the key features:

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Stock Market

Advantages

  • Liquidity: Stocks are a liquid asset, meaning that it is very easy for an investor to buy or sell parts of their portfolio, if not all, within a couple days (assuming its publicly trade).

  • Less work: Investors who typically invest through their retirement account have the option of choosing from a pool of funds pre-selected by the brokerage. This equates to less work in researching the underlying shares within a fund and looking into individual financial statements, their projected earnings, and other metrics.

  • Diversification: By investing in stocks, it is easy to pick and choose individual shares (slices of the pie) or purchase funds (whole pies) that have a mix of equity, large cap, small cap, international, and bonds (toppings and flavors) that provide diversification.

Disadvantages

  • Short Term Flux: Stocks are known to have extreme fluctuations in a relatively short period of time, and this can negatively impact an investor who is trying to live off of their investments during retirement. Further, for the average investor with limited resources, it is even more difficult to understand the reasoning behind the fluctuations and the internal/external influences that impact the value of a portfolio.

  • Market Value: Investments are typically made at market value or the trading price as the market is efficient, meaning that you cannot negotiate a discounted share or find a "distressed company." Although you can study the company and be a prudent investor in what you believe to be undervalued, there is also a chance it can plummet to zero.

  • Less control: An investor has the ability to pick their fund or individual stock, but they do not generally have a say in the day to day operations of the company. Shareholders with a significant position can choose the Board of Directors who oversee operations, but for the average investor, they are merely a passive investor that does not have control of the decision-making process.

Real Estate

Advantages

  • Tax Benefits: One of the largest benefits enjoyed by real estate owners is the numerous tax benefits currently in the IRS tax code. Write offs can relate to depreciation, maintenance and repairs, business travel & meals, mortgage interest, and many more. Further, you can defer the gains of the sale of one asset through a 1031 exchange into a new property.

  • Inefficient Market: The real estate market is inefficient compared to the stock market, and investors will always be able to find distressed property and motivated sellers (e.g. death, divorce, inheritance, exit strategy, etc.). This gives real estate investors the ability to find discounted properties and create equity through hard work.

  • Complete Control: With real estate, you are in complete control of the asset in terms of the purchase price, location, rent-to-value, choosing tenants, and exit strategy. You can choose to sell off your asset, 1031 exchange into a larger rental, or seller finance it to a tenant (lease option).

Disadvantages

  • Illiquid Asset: Once you have purchased a rental property, it is much more difficult to sell or transfer than a typical stock. Even for an all cash transaction, a typical escrow may take 7-14 days to close due to inspections, and other contingencies.

  • More Up-Front Work: Compared to purchasing stock through a fund, real estate requires you to do some research on the market, the team, and the property. With time, you can use your knowledge and streamline different processes or outsource the most of the work, however, getting to that point will require commitment from the investor.

  • Tenant Risk: Rental properties have tenants living in the units, as such, comes with added risk unseen in the stock market. You have to be well versed in the local laws and regulations to ensure that you are not exposing yourself to necessary lawsuits and liability.

The simply way I view investing in stock vs real estate is by looking at my competitive advantage. For me, I know that there are hundreds of smart, capable people on Wall Street with deep pockets and resources to out perform the average investor. On the flip side, real estate markets are local, meaning what happens in Los Angeles, doesn't necessarily impact Texas the same way, and vice versa. This allows an investor to choose where they want to compete (e.g. single family vs multifamily, A class vs C class neighborhoods, primary markets vs secondary markets) and avoid stiff competition.

As always, please make sure you do your due diligence and talk to your CPA/Attorney/Financial Adviser before making any investment decision.

Good luck!

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