Welcome back to the “Inspired To Invest” real estate podcast. This week’s guest, Alla Ladygina is hear with us to share the power of real estate and how you can leverage it to not only retire early, but to leave a valuable legacy for your family.
We all know that real estate investing can be powerful – but how about leveraging it to retire early and to leave a valuable legacy for your family?
Welcome back to the “Inspired To Invest” real estate podcast. This week’s guest Alla Ladygina is hear with us to share the power of real estate and how you can leverage it to not only retire early, but to leave a valuable legacy for your family.
From medicine to real estate, Alla Ladygina’s journey is nothing short of extraordinary. Imagine leaving a career in medicine to conquer the peaks of property investment!
Our latest episode features this inspiring maven, who, alongside her husband, navigated the transition to create a legacy of financial security for their family. Ali, executive director of the Canadian Real Estate Women Association, unfurls the blueprint of her success, from mastering strategic acquisitions to renovation finesse, all while highlighting the crucial roles of leadership and meticulous financial review in property management.
Her experience isn’t just a lesson in wealth accumulation; it’s a masterclass in securing your family’s future.
The narrative deepens as Alla illuminates the shift from dabbling in single-family homes to mastering the intricacies of multifamily units. Tax strategy and estate planning take center stage with the clever implementation of family trusts, which Alla endorses for their tax efficiency and ease in transferring wealth.
Our conversation isn’t merely about financial savvy; it’s a heartfelt account of how real estate investing allows for the cherished moments with loved ones to take precedence. Alla doesn’t hold back in discussing her pride in scaling her investments or the fulfillment she derives from mentoring others, reinforcing the transformative influence of the industry.
Finally, Alla shares the secret sauce to thriving as a real estate entrepreneur—the mindset. She emphasizes the vitality of systems and automation to manage the intense workload and stave off burnout.
Extracting wisdom from industry conferences and her own experiences, she champions education, mentorship, and a sterling reputation as the cornerstones of a credible business. The episode is a treasure trove of motivation, with Ali’s anecdotes underscoring the lessons and opportunities that beckon to those committed to the real estate investment path.
To connect with Alla, go to @ladygina_real_estate_investing or @canadian.re.women.association on social or online.
Thank you to Megan Betker from Vantage Point Financial for bringing us this month’s episodes of “Inspired To Invest”. To learn more about them, go to @meganbetker on social & online.
“Inspired to Invest” is proud to support the Beyond Success Program, a not-for-profit financial literacy program for students, launched by More To Give & MAK Investments. Find out more!
Join us again on Wed., Mar. 13 to hear from a chiropractor who has shifted from passive to active real estate investing to share in the benefits of his investments across the U.S.
Thank you for tuning into “Inspired To Invest”, hosted by @serenaholmesrealtor & remember, “when you invest in yourself, the sky’s the limit!”
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Real Estate Investing Podcast Transcript
Speaker 1
00:01
Welcome to the Inspire to Invest podcast, where we’re sharing stories from real estate investors and how investing has changed their lives. This episode of the Inspire to Invest podcast has been brought to you by Vantage Point Financial. Welcome to the Inspire to Invest podcast. I have Ali Lady-Jane here with me today and she’s been investing in real estate for the past eight years and, with her husband, vladimir, she owns Horizon Capital Real Estate Group, which is focused on purchasing apartment buildings with six plus units in southern Ontario. They implement strategic renovations to the buildings to hold them long term to provide tenants with updated, self-sufficient rental units. She’s very passionate about real estate, but specifically women in real estate and their success, and she currently serves as the executive director for the Canadian Real Estate Women Association, also known as CROA, a national nonprofit organization that supports and promotes women’s success in real estate, and she’s also the proud mother of three beautiful children. So thank you so much, ali. We appreciate you being with us today. How are you? Thank you.
Speaker 2
01:05
Serena, it’s my pleasure to be here on this side of the screen. I love your podcast and I’m happy to be here.
Speaker 1
01:11
Thank you so much. So obviously you’ve got quite the journey in the past eight years in terms of developing the real estate investing experience, but what were you doing before real estate came into the picture?
Speaker 2
01:21
I was very focused on building a career. From my high school I knew that I would be a doctor. I became a doctor before we immigrated to Canada. Wow, then here and in short three years I became a registered nurse here Because I stopped working with clients, with patients, even back in my country. So here I also knew that I wanted to do something not at the bedside, so I went to public health.
Speaker 1
01:46
Yeah.
Speaker 2
01:48
And, yeah, that’s where I was planning to build my career. And with that, simultaneously, we started to invest in real estate because we had kids and we proactively wanted to protect their future as well as our future. So real estate was something instrumental, just for protection of the future, because we knew that just focused on a career may not necessarily provide you with the security.
Speaker 1
02:15
Yeah, no, that makes perfect sense. Was there anyone in particular that encouraged you to invest in real estate, or a specific catalyst that made you think that that would be the best course of action for you?
Speaker 2
02:27
We always get inspired by someone else’s success. So when my friends were buying an apartment building or my other friends were sharing that, they bought something using the salary of the wife so that they can use the salary of the husband to buy something else. All those little pieces, they were sparkling, little ideas, until all the noble built up into something big and we decided to okay, we actually can’t, they can, let’s learn how we can. Yeah.
Speaker 1
02:59
So then how did it? You educate yourself, because it’s not like you just went and bought a single family home, like you’re buying apartment buildings, like you know. You want to make sure that you’re, you know, having a good understanding of due diligence and stuff like that. So what steps do you take to make sure that you are, you know, evaluating things and underwriting deals properly and managing them properly?
Speaker 2
03:17
You mean right now or back then?
Speaker 1
03:18
Back then.
Speaker 2
03:21
Well, I think that if we talk about just a couple of most important steps, is that you need to embrace the position that you’re the leader, or you need to make sure that someone on your team is the leader and someone is actually the driver. Yeah, so don’t assume that if you partner with someone then the bus will be hopefully driving somewhere. Yeah, if there is no leader assigned, that most likely your bus, your deal, will be a very average, with average returns, which is not bad. Usually it’s very safe. But if you want to pursue something which can give you something which you can call like a success, you have to make sure that you are either in the leadership position or someone very strong in the in the leadership position.
04:11
So if we’re talking about something small. Then, like in our case, we bought our first condo. It was very small condo, in a good location in Toronto, and while my husband he was busy building his career, I was busy at home with my at that time one child. I was waiting to be admitted to the university, I think and I had a lot of time. So I spent that time carefully going through every single expense, every single deduction, potential benefit and all that.
04:43
So, instead of what was around the property so instead of, for example, focusing on flyers for grocery store, which is kind of like a one time savings, which is great too, like you can do it too, but it’s particular with women, I find, like they, and men too, they focus on something which saves you in a very small amount in one moment.
05:06
So instead of that, I focused on my bills for the property and that’s how I saw that. Okay, so, even though my payment is that much, but the actual like waste money is going to interest, is this this is what we think for the principle, this is how much we can use if we sell the property for this, and this I quickly learned, like what exactly will be the transaction cost, like what exactly would be going into the Excel sheet. Yeah, and with all those it started to build that habit of having a system and you have it as a leader to go over all those reports regularly. And it sounds very simple but in fact many people in households and even many investors many investors like even I sometimes struggle with that because you have to force yourself to go and first embrace their reality, like face their reality, embrace all the changes, be happy with the profits, do something like make decision about the loss and move on. So this is a similar process as we do with due diligence.
06:13
You have to make sure that you have every single line when you’re either underwriting six plus multiple family building or even if you’re buying your first single family. Well, that unicorn doesn’t exist. But let’s assume you’re buying a single family home for as a rental property, you have to make sure that you not only put their mortgage taxes and that’s it, but you have to make sure that you add their own for sale and for sale expenses, all the bill insurance, that you add their capital expenses, that you add their property management. Even if you manage it yourself because you’re planning to steal, then someone else will have to do it, or you have to at least be aware that that risk is there. Once your risk is calculated, then it’s fine. You kind of decreasing that risk for you.
Speaker 1
07:04
So now, as you’ve grown your portfolio, I assume that you’re leveraging investors money to scale. So what is your portfolio look like right now?
Speaker 2
07:12
So my portfolio right now look like properties from single family home to eight townhouses complex all across South Ontario between Toronto and Hamburg. At this stage we’re selling, which is on pause kind of because of the rates and market situation. We’re in the process of offloading those which are smaller and we’re still keeping those which are four units and more, one flex, for example, in Coburg. We’re going to keep for now it works for us the recent purchase eight flex townhouse, eight townhouses complex, as I mentioned, we bought in July.
08:02
We’re going to keep virtually forever unless we go with some other exit strategies, such as maybe creating a different titles for each townhouse and maybe selling or maybe not, or maybe splitting those townhouses into smaller units, depending what the market shows us With. Having said that, we look at US as well only because we have to be flexible. For many months, and I would say even years, we try to invest in our own backyard and that’s truly where the vision is and that’s what we would like to be doing to keep the money working for our communities, because really set investor who invests in real estate is the same idea as a local business. Right, because when we invest in local communities we do increase the, all the potential, all the values in this particular communities.
Speaker 1
08:59
Yeah, I think a couple of reasons. So like just from talking to so many different investors, even for myself, like I think, ontario comes with some challenges in the sense that the housing prices are very high, so that in itself the numbers may not always work, but then you’re also faced with a very challenging LTB. So if you do run into tenant issues, I know that may not be the appetite that the average investor has. So they may look outside other provinces that are more landlord friendly and things like that. But I had a question in regards to protecting the future for your children, for example, how have you set up your corporate structure so that you can pass things down to them effectively? Are you using a family trust or using something else?
Speaker 2
09:36
So, with family trust, we do keep it in mind for something like that eight, eight like so example, something which we’re going to keep virtually forever. For the rest, if we’re planning to sell it sooner than later, we don’t plan to add that to the family trust, because the benefits may not really be like it, may, it doesn’t necessarily make sense. So what really makes sense to put into the family trust is something which we’re going to truly keep and pass it to your children, and at this point I think that we’re growing faster than we’re knowing, if I can say that. So, like 10 years ago, buying a single family was a dream, and then that’s what we were doing, right, for several years.
10:22
And then we realized that, okay, we need to switch to forklix’s. So we started buying forklix’s and like, oh, why did we buy all the single families? We need to offload them. And then, after that, it was like, oh, why do we even bother, like to worry about all those forklix’s with all this turnover, if the power of Cuprate is not, like not working for you the way it works in the multifamily, in the environment, like you mentioned. So, with all those, it doesn’t really make sense to put them there. However, do you think that this is a necessary thing to have for a real estate investor who plans to grow?
Speaker 1
10:58
I was just thinking more like the tax strategy, right? So I know it may not necessarily be a family trust and they’ve changed some rules around that that it has to be updated every 21 years or whatever that is, but I think that’s a big thing that any real estate investor wants to consider. Is you build this big portfolio. You’re not going to be here forever, so what do you put in place to make sure that it’s as tax efficient as possible when the time comes that you can pass it down to your family and they’re just not drowning in taxes and have to sell at that point, right?
Speaker 2
11:25
So I was just curious to see if, like what you were, absolutely and not only from the point where I can pass down something which I already have, but I also have a 15 year old, so technically he can work on his own project, say, in the next couple of years. However, he wouldn’t be able to be on title until at certain age. So through the family trust, he can really own from the day one, while I’m the one, or my husband, who is on title, and then through owning through the family trust, then when he is in that age when he can do it, it’s on his own, he’s the one, the owner, without the need to pay the taxes. I don’t want to go too deep into that because I’m no expert, but I do know that this is another benefit of having a structure like that. So definitely something worth considering.
12:15
That’s what we’re planning to do and you really. I’m really glad you touched the topic because thinking about all of those can bring really great benefit to really state investors, especially to those who are planning to scale. Doesn’t matter if passively or actively, because that moment when you realize that oh my God, this all was structured wrong comes usually way sooner than people expect.
Speaker 1
12:39
Yeah, and it’s expecting the unexpected right, Like it’s people that you know. I can understand why RSPs, for example, were attractive to people that were high income earners and stuff like that, but you may not live to see your retirement come and be able to access all of that the way that you expect it to, and there’s obviously like it’s not, it’s just tax deferred, so there are challenges for your beneficiaries if maybe you don’t live to the age that you expect and things like that, and even the impact on their personal taxes. I think real estate is the same and I think before you get too deep into anything, you want to make sure you understand the lay of the land appropriately. But going back to kind of your experience as a real estate investor, when you look at your entire portfolio and journey to this point, what would you say you’re most proud of and what you feel has been most successful for you?
Speaker 2
13:25
I saw the question, but I kind of skip that, because you always are in that imposter syndrome and there is always it’s never enough and it’s always could have done better, but I do. I am really proud that real estate investing allowed me to buy. The most valuable thing you can buy is the time, and this year I was able to quit my job maybe not necessarily in the circumstances I really wanted and I dreamt, and I was dreaming how I would do that, because I was really in a pretty severe burnout at that point. So I had to just make a choice. But I’m glad that even the challenging year like this, my real estate portfolio was able to somehow support that change.
14:09
The only one thing I wanted to do is to do that change sooner. Not because I didn’t like my job I really like my job but it’s just because the day only have 24 hours, you have to prioritize something right, and I have three children. They grow so fast. I don’t want to miss any of those. So I’m really really grateful that I still can continue pretty actively, like very actively, in real estate. I can be with my kids, I can work from home. I can have all the flexibility for travel.
14:39
If we’re talking about real estate on that side, I’m really proud that we were able to scale like fairly quickly and this is a mind shift too and the team growth into the multifamily space, because when I was dreaming about that, say three years ago, to me that was something like oh my God, who are those people who are doing that right? And now we are those people who get calls from other people asking could you please give me an advice? Or, alavut, would you do in this case, would you buy this building? I do have several mentees. They don’t pay me in the money because my mentorship is way too expensive.
15:18
Let me put it that way, because I think that this is a very. You put your soul into that. So at this point I’m not I don’t think I’m able to do that for money. However, they do have to pay their price in some other ways. But I’m glad that I have that and this is also part of what I’m really proud of that I do have that expertise to share Not at the scale at this point, and I don’t think there will be ever that point when I will be able to do that on a scale, but it’s very. It’s really something that I’m so proud of and that translates into that the complex of townhouses. Our owner also bought a house in Italy this year too.
16:03
This is also part of the dream. It also didn’t happen the way we wanted that to happen, but it sounds cool. It sounds really cool and it makes me really excited. And, yeah, it’s just like live brings you so many unexpected things which are coming in a beautiful way, which I think I would never be able to gain in any nine to five career, at least the way how I know it. That is just because this is my real passion and that’s why I feel like I’m really finally found that place, say for the next I don’t know like what, 10 years or so, because the end goal, I think, is still to become a private lender and seat, and more I mean more passively.
Speaker 1
16:48
Yeah, that’s your point. I think that that’s one of the reasons why real estate investing is so important that it gives people that additional safety net and the option. So whether you’re sidelined by health issue like a death in the family, something personal, and you’re tied with your kids that you require and stuff like that, at least it gives you that option, because I think for people that don’t have that, they have no choice but to grind it out and maybe compromise their health or their stress or whatever that may be. But on that note, we’re just going to take a really brief break for our sponsors and we’ll be right back it’s Megan Betker, wealth coach and real estate investor from Victoria BC.
Speaker 3
17:24
I’ve spent a decade helping business owners and real estate investors safeguard and super charge their wealth. Today, I wanted to share a couple of cool nuggets for real estate investors. Tip one diversify. In this ever-changing market, having a mix of assets is key. Tip two leverage the power of infinite banking. It’s not just a tool, it’s a game changer, whether you’re a seasoned pro or just diving into real estate, let’s connect. Visit vantagepointfinancialca or follow us on Instagram at Megan Betker.
Speaker 1
17:53
Inspired to invest is proud to support the Beyond Success program. In today’s complex world, it’s absolutely crucial for our youth to learn how to take charge of their financial future. We believe that every young person deserves access to accurate, practical financial information. Designed to bridge the gap, the Beyond Success program leverages a comprehensive educational bootcamp to equip young minds with essential financial literacy skills. At Beyond Success, it’s not just about teaching financial literacy. It’s also about fostering a foundation for a prosperous and empowered future. Join us Together, we can build a brighter financial future for the next generations. Join us Together, we can build a brighter financial future for the next generations.
18:41
Thanks again for following along with this episode of Inspired to Invest. In addition to real estate investing and running my own brand experience agency for 18 years, I also published a book called the Accidental Entrepreneur in October of 2021. This is my story and it chronicles how I turned tragedy into triumph to embrace my destiny in entrepreneurship. If you’re interested in picking up a copy, you can find the link at SerenaHomesRealtorcom and you can also find my link tree with all of the retailers in the details below. Thanks again for your support. Hey everybody, welcome back to the Inspired to Invest podcast. I have Ali Ladygina here with me and she’s talking about all of her experiences as a real estate investor over the past decade and I guess one of the things that I also want to understand what’s the craziest thing that’s happened to you as a real estate investor so far?
Speaker 2
19:34
Oh, my God, there were so many. It’s just, yeah, and it’s like the whole journey, but the craziest is that. Okay, let me just throw a fact that we just had a tenant evicted from a unit for hoarding and it took a year and seven months.
Speaker 1
19:57
Yeah, so going back to those landlord friendly provinces where you might want to consider investing, yeah, exactly, and the problem with this one was that he was not even leaving there.
Speaker 2
20:09
He basically just used it for a cheap storage. Oh gosh, yeah. And there was a huge fire hazard and the fire chief was on top of the case from the day okay, day 10. And she attended every single hearing and steel and every time she stated that the hoarding is on the level nine on the scale from one to 10.
Speaker 1
20:34
Yeah.
Speaker 2
20:35
And still it took a year and seven months. Yeah.
Speaker 1
20:38
And he talked to one real estate investor and he’s like you know, if you want to fix a housing crisis here in Ontario, you’ve got to fix the landlord tenant board first, because that’s one of the things that’s holding a lot of investors back from maybe investing here or doing more here. And obviously it does present a lot of challenges across the board. And, speaking about challenges, when you look back at everything you’ve been through, what would you say is one of the biggest obstacles or challenges that you’ve faced and overcome? And, looking back, is there anything maybe that you would have done differently based on the lessons that came out of that?
21:11
So the biggest challenge and the learning from that is that what you’re saying, yeah just in general, like when you look back at, like you know, maybe starting out or scaling your portfolio or engaging investors, like, is there anything that stands out to you as one of the biggest obstacles that you’ve overcome?
Speaker 2
21:30
The mindset. The mindset is a cliche, for sure, but this is the right one and it’s an it’s an ever-ending game. So if you’re not enjoying constantly challenging yourself, just don’t. Just don’t start actively. State investing. Passive is a totally different story and it’s not to attract capital investors, but it’s just to say the truth, because passive is called passive for a reason and an active is called an active.
22:04
Really set investor is an entrepreneurship in its in one of its most risky form. And it’s not risky because real estate is risky, it’s just because how your mind need to work, how you need to push yourself anywhere else. And it’s about the combination of being very grounded. All about numbers, yeah, no job you don’t work, no BS with tenants, no emotions in the line, but at the same time you have to be very loving people, very trusting your team, trusting your partners, trusting the universe and being able to send clear vision of your goal, like what exactly you’re trying to achieve here. Because once you don’t have that, you most likely will see yourself very unsuccessful and it doesn’t matter what you exactly achieved.
23:00
And that’s back to your question what’s what say? Whether you’re the most proud of right? So you’re mostly proud of what you were dreaming about and then you achieved that or surpassed the dream, right. But if you never dreamt about that, if you didn’t know, then if you know, don’t know where you’re going, then it doesn’t matter where you, what you became Like, you didn’t achieve anything. You planned right.
23:23
So, combination of all those pieces, it’s like being an engineer who, at the same time, is a yoga instructor or is an artist, so it’s like both in one and you have always to take care of your energy and everything.
23:39
So, going to the second part of your question to do all those, start building your systems very, very soon. You have to considering the amount of work that investors, that entrepreneurs and I should say that the real active real estate investors, both as investor and entrepreneur yeah, you need to make sure that you have this distance who allow you to focus only on three things, say, per day. Yeah, while you will have good if they’re not fires, but you will have 300 things to be done during this. So if you didn’t set that up and automated that, whichever work, whichever way that works for you, you just wouldn’t be able to get back to what’s your role and focus on that growth, and then it will be very, very hard grinding every day just on a willpower and that will lead to a burnout again. You can do that for you can do that for so long, but it’s not a long term, yeah.
Speaker 1
24:45
I can appreciate that. I mean, I had my own business for 18 years and you know I was winging it for the first eight years and then I finally hired a coach, then had mentors and stuff like that and I was like obviously there’s a lot that I don’t know. There’s going to be easier ways to get where you want to go and get there faster. So I guess, leading into my next question in regards to education, obviously you’re a big part of crew. You bring in all these different speakers. I’m sure you’ve heard so many nuggets of wisdom. Is there anything that stands out to you as the best advice that you’ve heard someone pass along?
Speaker 2
25:15
Oh, the just last meeting. We had three great speakers. We had multifamily conference, represented by Seth and Katie. We had Hina Han, we had she’s a high performance a real estate coach, and we had Andy Tran. They all shared so much that I was just like, wow, so many, so much wisdom in just one room. We kept the room small and, like on purpose, there is only, I think, like 36 at the max if people are standing. So that’s really the very unique atmosphere where people are like boiling in all this wisdom.
25:53
But if I just say something, if I just take one, I would take what I think Hina says. She says that if you want to take just one thing, take this one. Be your word. And that means everything for active real estate investor, it means everything for entrepreneur, and this is really what that is Be your word. Whatever you say, you have to accomplish and this is how this is a huge and it’s one of the big part of what I believe in and that’s probably that big thing that if I see that in a person we can find always around to be able to work together, collaborate. It doesn’t matter what are your skills, it doesn’t matter what you’ve done that before, have you done it before or not? We will work that out. But if you’re super skilled and super famous and all that, but you are not your word for several times, then everything else doesn’t really matter.
Speaker 1
26:58
Yeah, I understand that, because it’s your reputation, it’s your credibility, it’s everything I mean. I think, just like I said, having run my own business, that was always so important and even if you can’t deal with something right away, just letting people know that you’ve acknowledged their request and I’m driving, I’ll get back to you in an hour, but just that little acknowledgement can make the world of difference. I think that just a sense of urgency and responding to people and how you communicate, all of that wrapped up together, all backs up everything that you’re saying.
Speaker 2
27:28
Yeah, showing up doing all the responsibilities that you are really accountable for. If you’re committed, you are committed until you discuss that otherwise.
Speaker 1
27:38
Yeah, absolutely.
Speaker 2
27:39
Yeah, so this is that one thing Great.
Speaker 1
27:43
So I guess, in terms of motivation and inspiration, obviously the name of this podcast is inspired to invest, so is there any particular quote that is a favorite of yours?
Speaker 2
27:56
Between the stimulus and response there is a gap, and within this gap is your freedom to choose your life and to choose your happiness. So this is by Franko, Victor Franko, and this is also about everything. So no matter what’s going on in the market, in your life, in your relationships, whatever, but before you respond, you have that gap and how you choose to use that gap, what you actually do in that gap, will define everything your happiness, your productivity, your energy, and that’s basically where your life is in the gap.
Speaker 1
28:37
Yeah, I love that. So thank you for your time being here today. If anyone wants to get in touch to learn more about your business, your opportunities, what’s the best way for them to reach you?
Speaker 2
28:46
It’s always Instagram. You can book a call in the calendar link there. It’s on both on Horizon and on my personal one, and for Krua it’s also Instagram or just email. It’s also in the tab link.
Speaker 1
29:01
Okay, perfect, so we’ll include everything in the show notes below and, of course, thank you again for your time today for anyone that is watching or tuning in.
29:08
Please make sure that you like, comment and subscribe below. You can also follow along on social at Inspire to Invest podcast. And, of course, remember, when you invest in yourself, the sky’s the limit. Thanks again. Thank you to Vantage Point Financial for bringing you this episode of Inspired to Invest. The views represented on this podcast are for general information only and does not constitute investment or other professional advice or an offering of securities. The host and guest featured on Inspired to Invest make no representations as to the performance of any particular investment. Should you decide to make an investment, you are responsible for conducting your own review and analysis. It is recommended that you obtain independent legal accounting and tax advice from licensed professionals.