Our Focused Approach

When it comes to attracting and keeping quality tenants in formerly undesirable, undervalued multifamily properties, Pulis Investment Group is second to none. We are a step ahead of traditional real estate investment firms; our advantage is a unique, focused product marketing approach to multifamily real estate management. This advantage translates directly to the ROI we deliver to Investors.

We rely on our own research and analysis—profiling desirable multifamily properties in niche-markets with exceptional upside potential. Every potential investment is subjected to an extensive due-diligence process. Our instinct for great deals is tempered with discretion honed over decades of experience.

After acquiring properties for the appropriate amounts, we begin transforming them into highly desirable living spaces—using initial strategic tenant and market profiles—leveraging an extensive network of contractors, subs, suppliers and interior decorators built over decades of personal contact.

Lastly, because Pulis Investment Group applies its marketing and business to its own in-house property management division, target customers in niche markets are all too willing to become paying tenants. A personal touch to their ongoing enjoyment means lower vacancy for us and higher returns for Investors.

To appreciate the value inherent in our approach, we’ve broken it down into 7 steps.

1. Tenant Profile Definition

First, we examine neighborhoods in particular markets to ensure we safely invest in only the most profitable and efficient cities possible, particularly those poised for above-average growth.
We analyze population growth, employment rates, average income, affordability, business and government investment, transportation changes and pro-business attitude.

2. Identification of Strategic Cities

Once we select a city, we look for buildings which have the greatest potential for rapid increases in rental income and value.

Characteristics of an under-managed building include above average vacancy, below average rents, elevated operating expenses, overdue maintenance concerns and even foreclosures. Since the value of a multifamily property is essentially determined by its net income, we can accurately determine the future value of any given property based on our experience maximizing efficiencies on both ends of the net income equation—maximum revenues; minimum costs.

3. Property Acquisition & Value Prediction

Once we acquire a property, we create a renovation strategy based on the tenant profile which results in a building that is attractive and marketable.

During the design stage, careful consideration is given to modernizing units and common areas—enhancements which our preferred tenant finds extremely attractive—resulting in above average rents.

4. Property Rehabilitation

Making a property “green” adds to its market appeal, profitability and long-term viability. We work diligently to improve the building’s efficiency to achieve lower operating costs.

Increased rents (our revenue) and the increased efficiency (lowered operating costs) make the building more profitable; which, in turn, drives the value of the property upward.

5. Tenant-Focused Management & Operational Efficiency

Our management style is different than that of most landlords. Increased tenant satisfaction is achieved in part by creating a sense of community in our buildings.

We understand that happy tenants lead to lower vacancy rates, lower maintenance and reduced delinquency.

6. Investment Analysis & Assessment

After operational efficiencies and tenant-friendly management are in place—and profits are up—we step back and assess the investment.

We decide if it is worthwhile to re-finance the property and reinvest the cash, or to simply hold onto the property and enjoy increased profits until it is time to sell.

7. Hold & Manage Property According to Market Potential

Our portfolio is dynamic and adapting all the time to maximize investments and market potential. As a general rule, we will hold and maintain an improved building for a duration which maximizes increased equity and steady revenues from rents. We will liquidate an asset to free up capital for acquisitions, should more attractive investments present themselves.

Great management is the difference between average returns and exceptional returns. Well-managed buildings have lower vacancies, less frequent tenant turnover, higher rents and reduced maintenance costs.