The IDC Model was developed to provide maximum safety and a Low-Risk investment for our investors, yet with a high yield. Invision specializes in acquiring, syndicating and developing investment grade real estate owned 100% by the investors that has “no debt”.
You have the security of owning investment grade property free and clear – “debt free”.
Your security instrument (100% ownership) is Deeded Real Estate.
INVISION model is very specific that encompasses three stages:
Entrance (Acquisition), Management (Building Value) and Exit Strategy
Every property must meet our strict criteria and then we aggressively buy it with CASH, below market value.
Entrance Strategy: Acquiring the property… the Most Important Step
IDC only buys prime, investment grade properties; perfectly positioned in an active and proven growth area. Our time frame to be developed is within a 12 – 36 month period.
All real estate investors and developers know that “You make your profit when you buy”.
During this “Identifying and Acquisition” process we apply two very important analyses: IDC Financial Model and Due Diligence to determine if the project meets our very specific criteria. This ensures profit for our investors and a safe investment.
Financial Model and Analyses:
During this first stage we apply a very vigorous examination of the property’s profit potential. Simply put, “we run the numbers”. If we do not get a Total Return that is rock solid, within the time frame we demand then we do not go forward to buy the property.
Put another way … IDC demands and expects a high return of 60% - 90% ROI (to the investor – You) with build in low risk, in a specific time period.
Once we have the financial model completed, comparables established and it meets our criteria we move aggressively forward to purchase the property at a “predetermined price per acre”.
We have methodically determined the “Model’s Magic number (price per acre)”
that we need to buy the property for to meet our expected Return on Investment objective.
Once the property in under contract we continue our extreme Due Diligence on the property that includes: property has all utilities (water, sewer, electric, etc) on site or nearby; in an active development area; Phase 1, Alta Surveys and other studies are done to ensure that we can move forward without any delays to meet our specific project objectives.
When all the Due Diligence is satisfied/completed we close escrow and begin the next stage: Management and Building Value.
Management and Building Value...
Now we roll-up our sleeves to begin the process of adding immense value to the property through the Tentative Map process. Our objective is to work with the city, county and other agencies to achieve the “Highest and Best Use” for that property. During a 12-36 month process we add specific procedures to the property to achieve “entitlements” – through the Tentative Process.
This process is to secure “immense value “to the property -- Entitlements (the right to build). This process more than triples the value of the property that we have bought below market value with cash. This ‘equals’ Profit for our investors.
Getting the right to build is our specialty - the first step in the development cycle.
When we obtain the Tentative Map – it is ready to be developed.
Most important the property is ready to Sale for a very high profit, because builders and developers can start building without delay.
“ALL” builders, developers and acquisition companies need a Tentative Map before they can build . . . Without delay. They can do what they do . . . Build and make money.
IDC provides an essential service and product to Antelope Valley future growth and success, and to all builders and developers.
Exit Strategy . . . . Sell the property for a very High Profit
IDC now owns “two” valuable assets – a very desirable and perfectly located property, and viable Tentative Map that has been approved by the city, county and agencies giving IDC the right to build – without delay.
Our Investment and Business Model only objective is achieve this result: a very viable and very salable project with high profits. The model really begins at this phase and we work the numbers and process backwards. We start by envisioning a particular project/location to achieve a projected profit in a specific time frame. Then we apply the Model to achieve this objective.
During the 12-36 months we are constantly in contact with buyers for this property. Once we start the process builders/developers know that we are proceeding with the Tentative Map process. They know that there will be a viable property to build and they want the business. Also, companies that are moving into Antelope Valley want to build or need to lease a space to re-location. We are providing needed commercial, business/office space and light industrial space.
