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Innovative Investment Journeys with Rinda Emick

• Courtney Twiss • Episode 47

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Rinda Emick, a powerhouse in real estate, reveals how she shattered barriers to become a leading force in the industry. From building vast sales teams in the MLM space to transitioning into real estate investment, Rinda shares the pivotal moments and insights that have shaped her career. Inspired by influencer Pace Morby, she transformed her approach to real estate, moving from skepticism to mastering innovative deal structures. Discover her unique take on holiday gifting and her ambitious mission to acquire 777 doors, emphasizing financial literacy and long-term investments for her children.

Journey with us through the complexities of the RV park acquisition arena, where Rinda, as Director of Operations for Bison Peak Ventures Fund, aims to secure 10 parks within 18 months. She highlights the thrill and challenges of managing multifaceted RV resorts, discussing the strategic thinking required to thrive in this dynamic sector. Learn about the $50,000 minimum investment for accredited investors and the anticipated returns, as Rinda's passion for solving problems and fostering business growth offers invaluable lessons for aspiring investors. With her consulting company, TC Collective, she leads creative real estate transactions, focusing on innovative solutions that benefit all parties involved.

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Speaker 2:

okay, as long as you guys can, on your end you feel good about everything okay yeah, I mean most the time we do, but I think if he said that, um, we've never faced any technological um issues but um. So welcome to episode 47 of Now Making Gives in Real Estate. Today's guest is Rinda, the dynamic force behind the TC Collective, a consulting and operations firm specializing in creative solutions for real estate businesses. She's also the director of operations for Bison Peak Ventures Fund, which manages a mere $30 million in assets under management. So pretty impressive. Her background includes building a sales team spanning over 10,000 representatives and over 50,000, including their customers, in the MLM space, where she honed leadership and communication skills that now fuel her success in real estate. She's a licensed realtor in Colorado and Texas, a top-tier certified TC and an investor in multifamily properties. We're super excited to dive into her journey and insights. Welcome, miranda Emick. Wow, unnailed that one.

Speaker 1:

Yeah, you did. It makes me sound a lot cooler than I feel like I am. You know, you're like listening to, like yeah, I've done that, but you're always like what's next? What's next right, and so you have to sometimes reflect those things. But, girls, thank you so much for having me here. I really appreciate this, appreciate you taking the time, especially right before Christmas when there's a lot going on. I actually like just started my christmas shopping last night at like 10 pm, so those are my words.

Speaker 2:

That's terrible. Do you have any like a home that you're shopping?

Speaker 1:

for or well, I have. I have four kids, so I have five, but I have four living and so two are toddlers, two are teenagers. So I kind of just you know it's, it's always the last minute thing for me. Christmas shopping is not. We don't celebrate with like a bunch of gifts and stuff. We do things a little bit different. Interesting, like last year I put a little bit of money into, like an apartment for my kids, like invested into an apartment unit for each kid, right? So things like that where. So we do a little untraditional and of course, the toddlers, like we still do toddler gifts. So I make it sound like you know there's no thought behind that, but truly we just do things a little different. Wow, well, mom got me an apartment for Christmas. I'm like you own this doorknob. Just a small investment. But to teach them more, so to educate, right.

Speaker 2:

So we got in touch with you via Pace Morby, which he is going to be at our event in Cabo. Oh nice, yeah, he's going to be speaking. So let us know how you are affiliated with him and what you're doing and all the things.

Speaker 1:

Okay, so do you guys like, have you spent a lot of time with Pace? Do you know who he is or much about him? I know who he is, I know who he is. I think everybody kind of knows who he is at this point. But so, funny enough, I wanted to transition heavily from traditional real estate to investing, like that was.

Speaker 1:

I originally got into real estate back in 2010 and I was young and contracts scared the crap out of me. So, um, only spent a couple of years in real estate, got out, built another business. But when I got back, I was like I'm coming back, I'm going to come back to real estate at some point because I want to invest, I want to build a portfolio, um, and I want to own a lot of real estate. Like I knew that was always a goal of mine. And so I came back into real estate in 2020, was like I'm going to get licensed again, but really I'm going to go you know more on the traditional side I mean, sorry, the investor side and I ended up getting busy in the traditional side and kind of put the investor stuff on the back burner. And so then I was kind of scrolling around and we're like my husband, we got it. We got to start the investing, we got to start doing the things we want to do.

Speaker 1:

And so we come across, like most people, pace Morby on YouTube and we're watching some videos. Watching some videos, and I'm like this, this dude throws a scam. Like he is like there is nothing about him that can be real. You know, I'm like he is just, oh my gosh. And so we start like diving into all these videos. I'm like there is no way you can buy a property with like zero down. Like there is no way you can do all these things Right, and if you fast forward to now, I've definitely been proven wrong. But, um, I was like, okay, I'm going to see what this is about. So I kind of started diving into his free Facebook group and saw some of like my mentors in real estate in there and I'm like, okay, wait a second. And then I was like, well, I'm going to join his community.

Speaker 1:

So this was a year and a half ago at this point and I joined his sub two community and I was like, should you not like blown away? Like blown away at the grind of pace, like his values, like his morals, like how much he gives to the community and since then, since getting into sub two, I've just been fortunate enough now where it's like I do talk a lot with pace, I do get to go directly to him. Um, I've, I've joined his um, his smaller mastermind, which is called the Owner's Club, where we basically own stuff together, and you know, it's just actually been like a complete game changer for me. Honestly, like I have learned this is gonna sound crazy, but I have learned more from Pace, who's not an agent doing creative stuff about real estate, than I have learned being licensed in three different states with three different real estate schools. Like it's really quite impressive.

Speaker 1:

So so, yeah, so he's not a scam, he's actually legit. He gives his whole heart into his people and he's taught me a lot and I mean we're on a text you know, basis I. I am very fortunate enough, you know, to have great conversations with his wife, his team and all the things, and so I am very fortunate enough to have great conversations with his wife, his team and all the things, and so I am super pumped that you guys get to see him speak in Cabo, because you're going to be very impressed for sure.

Speaker 2:

Well, we can't wait to hear what you learn and what you're doing. Well, first of all, wait. How many doors do you have right now?

Speaker 1:

And this has all been a year and a half period do you have right now? And this has all been a year and a half period, um. So I started we, we started buying before um, before I jumped into Pace's community, but right now we don't know what I'm invested in. It's about 187 doors, not including investments into, uh like RV parks. So, yeah, it's, it's, it's fun. We've got, you know, a few short terms, long terms, learned a lot. I've worked with I can't even tell you countless at this point different investors, different businesses and stuff. So it's definitely, I would say if you look at what I've done in a year and a half, I feel like I have tremendously condensed what I thought I was going to do in 10 years or five years, like now, what I look at in five years, I'm like I'm going to probably triple, like what I thought I would do in 10 years. You know, which is completely mind blowing to me, but so fun.

Speaker 2:

How, how are you, how are you condensing that so much? I mean, I'm sure there's a lot of pieces to that puzzle, but like what condensing that so much?

Speaker 1:

I mean, I'm sure there's a lot of pieces to that puzzle, but like what's one big thing that you're doing that maybe you weren't doing before? First, like I'm sure you, you girls know, right, like it's the people you get around, that's the biggest way to just leap forward in time. Right, because you take somebody like Pais, who has 2,100 doors and has bought them all creatively, so always thinking outside the box, and whereas I used to think I have to buy everything traditionally, I have to save my money, my husband, I have to put 20% down, you know, and do one, maybe two, a year type of deal. And so when you get around people that have stretched so much and you're like your mind is blown. But you see, like that is real, like I can do that it is real.

Speaker 1:

He started with one, I started with one, and so I think, first and foremost, it's like getting around those people and you know, you know that, like I'm sure you guys put yourself around people like that too that push you to think bigger and stuff like that too, that push you to think bigger and stuff. But the biggest takeaway for me was that is going okay, we can actually buy real estate. This way, like we don't have to do it this traditional way, we can actually negotiate whatever works for both people and, you know, even solve problems in different ways than I could as an agent or how I thought traditionally as a traditional agent. And I think that is the biggest, really the biggest leap is the people and then also unlocking the power of how do we do this quicker, fast, you know, faster and at a scale.

Speaker 2:

So Wow, what is your goal? Do you have a certain goal in mind for number of doors or moving?

Speaker 1:

forward? I do, and I'm like it just makes me sweat a little bit and I know it's like it's not even compared to my mentors. I'm like it's nothing, but it is to me. So right now I'm on a mission for 777. Like what?

Speaker 2:

number? Yeah, that's very specific. We're going to have to hear how you got to that number specifically.

Speaker 1:

It's biblical. You know. There's like I love numbers and playing with numbers and stuff and I originally was like, okay, 750 sounds like a great number. And I was like, but it doesn't hit Like it just doesn't hit like to me where I'm like, oh, but then I think 777. I'm like dang, if I'm like I've got 777, like I hit that number, it's like jackpot, you know that kind of stuff. But and then once I get there, of course it'll be something crazier and bigger, but so it's just a number that I started with 750. And then I was like I got to adjust it, make it feel a little bit. I got to have a little bit more.

Speaker 2:

And then most into that b-hag that's a goal. What's I will in five years? Yeah, so, oh, five years, okay, I won't. Yeah, I want to know. You're talking about creative deals. What's the most creative deal you've done?

Speaker 1:

yeah, oh, my goodness gracious. Well, we okay, so, okay, so, um, oh man, how long do you have? Uh, we do so. Just to give you perspective, my team, um, we, uh, the TC collective, we have a consulting company and so we do consulting, we do transaction management, but only in the creative space, and, um, we run anywhere from 25 to 40 deals a month through that company. So we are constant and they're all creative. So we are constantly seeing. You know, all creative.

Speaker 1:

But I will share something that I'll run through this one pretty quickly. So this is a, a chaffa, which is basically a Colorado housing loan that this seller wanted to sell. This property, anyways, had a tenant in the property decided she wanted to sell to the tenant because the tenant wanted to buy it, but he couldn't get approved. But she's like, I trust him, he's been renting this forever, okay, great. So what we did is we ended up figuring out a structure for her where she could. We ended up figuring out a structure for her where she could do. We did a like a lease option kind of deal. So we did sorry, not a lease option a contract for deed. So essentially, he's just taking over the mortgage, so he's. We closed this deal with a contract for deed. He's taking over the mortgage, started off as a tenant. He's not able to get approved and we had to like jump through several hoops to get this done, but basically because of the uniqueness of the loan. But he essentially is just taking over the payment and no net, no money down like zero money down Right, like doesn't have to get approved by the bank. And it's been a few months since we closed that one and like the seller I mean she all she wanted to do was be able to sell to this tenant Like they had that good of a relationship. So the reason why that one is super creative is because it we couldn't just we couldn't close that one as just a subject to like. We had to actually create some uniqueness to it based on the attorneys and the title company involved to make it work.

Speaker 1:

But we solved the problems. That's the thing. We solved the problems and this is what the seller wanted, this is what the buyer wanted, and so that was how we could solve the problem. So I actually partnered with an agent on that one and so we partnered together on how we could structure that for them and work it that way. But I mean, I've had deals where it's like, hey, this truck needs to be included in the sale, so how do we, you know, get the truck in the deal? I have an apartment deal right now that I'm working on that is going to be zero down. We're going to pay out the payment, essentially to help with deferred to defer, so the tax, the capital gains and all that stuff, the recapture, so we're going to help structure this for the seller to where they won't have as big of a liability, and so we will walk in with zero down. But we will structure like a principal payments scheduled over next year.

Speaker 1:

So it's really like, how can we solve the problem? Like, what's the problem? Oh, the seller doesn't want to pay taxes. Oh, the seller doesn't want to have a massive recapture tax. Oh, the seller wants to sell to their tenant, but the tenant can't get approved. So how do we structure that? And we just think outside the box and make it work. And it's really, it's really neat to to start to have that, you know, thought process. Yeah, and Anna, your TC company.

Speaker 2:

I'm just wrapping my mind around all this, so it sounds like then these are all. Since they're all creative, I'm assuming most, if not all, are off market. Is it realtors hiring you to TC, or is it actually like sellers or buyers, or your own team?

Speaker 1:

Our TCs will typically be hired by a um, a wholesaler, or a um or buyer. So we have a lot of buyers that are just repeat clients and they only, you know, want us to work on there because they're the uniqueness of the deal. The paperwork looks different. Um, we, I, because I'm an agent, I do work alongside with agents and help them understand and walk them through. This is you know, if you are going to accept this offer. Hey, think about this.

Speaker 1:

I've done that kind of consulting um fairly often. Um so, or like Colorado agents, like I've JB'd with them on some of their the deals, like, hey, this is you know, we're gonna, we're gonna split this, this commission, because I have no idea how to do this, and so I've I've worked with agents in that capacity. But as far as our, my, my team goes, we have a team of eight, and so our TCs are typically hired by the end buyer or the wholesaler who's kind of bringing them in. But we do a lot of on-market stuff too. It's just agents are not quite as familiar with the process and the paperwork and all that stuff. Yet I think they will be. I think it's definitely getting out there and I think a lot more agents are starting to go. Okay, this might be the only option for for my seller Like this. If they're in a really bad spot like this could potentially be the only way to to get the property sold before foreclosure or something like that. So, um, yeah, okay.

Speaker 2:

So then how do we get into the RV space?

Speaker 1:

I know you just said that, wait a second. Um, so we, so my, my, the TC collective we do operational service, like fractional operations, full operations and then also the consulting piece. So I primarily do operations. And so I've worked with a ton of different businesses and companies, primarily real estate or verticals of real estate. So you know they've got, you know they've got short-term management, they've got a massive portfolio, they've got a cleaning company, they've got a maintenance company, a trash whatever, and I come in and I just do operations overseeing all of their businesses.

Speaker 1:

And so I have partnered with this fund, Bison Peak Ventures Fund, and I am their director of operations. So I handle, gosh, all kinds of stuff. As things are starting up. There's a million and a half things that you can do in the operations space, but primarily I am working through transitions of the park. So once we decide we're going to close on a park, I am obviously handling kind of all the paperwork and all that kind of stuff from there and then I help transition that park into our company with management operations, that kind of stuff. So that is a lot, but that is the goal is to do more of that, right, because in that capacity I'm building my portfolio, and so that's aligns with my mission to hit 770, right, so I am transitioning to more of that space.

Speaker 2:

So acquiring RV parks throughout the country or specific occasions, okay.

Speaker 1:

All over the place, girl. So we. So we just closed on one in Virginia, we closed on one in Missouri at the Lake of the Ozarks, and they're beautiful parks. These are RV resorts, so these typically have restaurants, uh, water parks, they're not just pads and electricity, you know, there's there's several business components to the, the RV, a resort.

Speaker 1:

And so within the fund, um, we have investors that invest money into the fund we hit and then we have targeted returns and I am more on that acquisition piece. Um, you know, we have capital raisers and that kind of stuff. Uh, I'm more on the acquisition piece, the operational side, and so we have a goal with the fund that we're going to close, purchase 10 parks in 18 months, and we just closed on two, so we're two down. We have eight more to go, which is a very, again, a very big goal. But I think with the team and as we grow and add more people, I think it's very, very possible. We're getting systems in place and transitions will be easier and all that fun stuff. So it is a wild space, but it is really, really cool. The numbers are awesome.

Speaker 2:

What's the minimum investment for that type of fund?

Speaker 1:

Yeah, so that one's for accredited investors and the minimum is $50,000.

Speaker 2:

And then what's the anticipated return?

Speaker 1:

So we have an 8% press. So I'm not sure if you have a lot of experience with funds, but we have an 8% press. And then the targets we're hitting about high teens for overall returns Wow, interesting. Yeah, yeah, I know it's fascinating.

Speaker 1:

Yeah, it's a very fascinating space because what I love and if you can kind of hear, as you hear, me walking through all the things that I do, you could probably clearly recognize that I love business and so what I love about the RV space, I get to really take real estate, the components of real estate, like there's long term, short store term, you know hospitality pieces, but you walk into an RV resort and it's like you have you can walk into 10 different businesses.

Speaker 1:

You know the ice maker making 100 grand a year, the golf cart rent maker making 100 grand a year, the golf cart rentals making 100 grand a year, the convenience store, the liquor store, the you know you've got it's endless opportunities, you know, just depending on how big you want to take it. So I love that space, I love that we walk in and we go immediately. We are inheriting this many employees. Where are the gaps? How do we fix it? How do we transition it? And you know it takes a special breed of human. I think that enjoys that pace, but I definitely do, so it's cool, it's really neat.

Speaker 2:

Love it. Yes, I'm not familiar with the RV acquisition space, that's for sure. That's different. Yeah, how did you get connected with?

Speaker 1:

that like, oh my gosh, I love them. Like you know, we just vibe so well. And we started working through like how, how can we work together? You know, and I kind of knew the mission that they were going to start going down and they knew the mission that I had been working on, and so we just really aligned in what we were looking to do and so we finally decided let's come together and work together on this. And so it's been an it's been an awesome journey so far.

Speaker 2:

That's really cool. Yeah, I definitely have been. My interest has been piqued by RV parks. My dad and I have talked about it, but I hadn't looked at it in that large of scales. Yeah, In like the resort side of it more intimidating.

Speaker 1:

Well, and that's yeah, we always say start with, just you know, a park, just an RV park, you know. Start small because you can really get in and and I mean they're all over the place. Like it's hard when you're not in it, you know. It's like you know buying a red car and then you see the red car everywhere. Right, it's like when you're not really dived into it and fully invested. But now I'm like, oh my gosh, we get probably I don't even know 20 deals a week to look at. They're everywhere.

Speaker 1:

So I would love to help you if you ever like hey, I want to get into this Definitely text me, call me or whatever, and we'll all start working and crew it. That might be an easier way to go. Here's my 50 grand. Go find me my little piece. Well, I mean, that's always one way for sure. Then you see, operationally and all that goes into it, but on a small scale. If you and your dad ever wanted to get into it, I mean you could find a small park. I mean you could find a small park. Just pop into you know, 500k, a million dollar park adds electricity, workforce, park, something that you know is just utilized not so much for hospitality and get you know, see if you like it, see if you hate it, you know. But it's a good starting place.

Speaker 2:

So well, we'll see. My husband and I are potentially looking at a mobile home park right now, so we we'll see my husband and I are potentially looking at a mobile home park right now.

Speaker 1:

So we well, we'll see. Yeah, I get a ton of those too. Yeah, I mean it's gosh. Yeah, their returns I mean you just gotta. You can't deny, you know, when you've got good returns, the numbers are the numbers. So that's why I love multifamily commercial assets, that kind of stuff. I never went down that path as an agent. I stayed more with single family and land, but as an investor, that's the way to go. You know, that's the route that I'm like, heavily focused on.

Speaker 2:

My husband and I just became investors with DLP Capital last month, so with most family housing fund, so now we're getting ready to get our first check.

Speaker 1:

Hey, it's, it's. Yes, that is so exciting. We've got everyone starts somewhere and it really right. It's like it just is helping. You see that it's real, because it's like you hear these things happening and you hear people buying stuff this way and it's that proof of concept, like beginning of first distribution tech. Like now you go, ok, it's real, it worked. I can do more, I can do bigger stuff, so that's awesome.

Speaker 2:

And surrounded by other great people. That's awesome and surrounded by other great people. So that's, you know, the other part of it that we found attractive, which is being around and immersed by even more great people. Yeah, it keeps getting better, so Awesome.

Speaker 1:

Well, where can people find you if they want to learn more or do what you're doing? Yeah, so my name, rinda Emick, is on all my social. I am the one and only Rinda Emick. So R-I-N-D-A-E-M-I-C-K. You can find me Instagram, youtube, facebook, all the things and then you can also look at if you're interested in the RV space, definitely go to our website, buysomepeakventurescom. That will give you all you need to know about the assets we're acquiring, as well as how to invest, if that was something that you're interested in, or just who we are as a team, and reach out if you ever have questions.

Speaker 2:

That's great. Well, hopefully we'll meet you at some point, maybe Cabo you can come.

Speaker 1:

I'm like maybe I should go to Cabo. I know Treasure's like you should come to the events. So yeah, I do hope so too. You guys are great, thank you.

Speaker 2:

Thank you so much and we hope you have a wonderful holiday season and yeah, we'll catch you on the flip side 7-7-7.

Speaker 1:

Yeah, we'll get you back on after you reach your goal yeah, I'll reach my goal and I'll text you like okay, I reached it. You guys? Yeah, happy holidays to you guys too. I hope you have an awesome Christmas. Thank you so much for having me.

Speaker 2:

Thanks, raido, talk to you soon. Bye.