Minnesota’s New Shared-Meter Utility Laws: Landlord Guide for 2025

Minnesota has enacted significant changes to utility billing laws for multi-unit buildings with shared meters, effective January 1, 2025. These changes (found in Minnesota Statutes § 504B.216 and §§ 216B.022–216B.024) aim to protect tenants from unfair utility charges and clarify landlords’ responsibilities. Below is a summary of what landlords can and cannot do under the new laws, how submetering and apportionment (ratio billing) are regulated, required lease disclosures and billing practices, the penalties for noncompliance, and practical steps to prepare. The tone is straightforward and non-legalistic, to help property owners quickly grasp their new obligations.

What Landlords Can and Cannot Do Under the New Law

• Utility Accounts in the Landlord’s Name: Landlords in shared-meter buildings must contract directly with the utility provider and pay the utility bills themselves. You cannot require individual tenants to set up utility accounts for a master-metered service. Landlords are also required to notify the utility company that the property is a shared-metered building. This prevents any attempt to shift responsibility to tenants or remove a tenant’s name from an account to avoid payment.

• No Utility Shutoffs by Landlords: The new rules explicitly prohibit landlords from disconnecting a tenant’s utility ... Read More…

Key Pointers for Frustrated Real Estate Investors

By: Loreal Loftus

1. Shift Your Mindset

• Frustration usually comes from unmet expectations — focus on progress, not perfection.
• Remember: every “no” gets you closer to a “yes.”
• Real estate is a long game — persistence wins.

2. Go Back to the Basics

• Are you consistently generating leads (daily/weekly)?
• Are you making enough offers? (Most investors underestimate this.)
• Track your activities — leads, calls, offers — not just results.

3. Improve Your Follow-Up

• 70–80% of deals come from long-term follow-up.
• Use a CRM, reminders, or even a simple calendar to re-engage old leads.
• Stay in touch until life changes make the seller motivated.

4. Adjust Your Strategy

• If flips aren’t working, try wholesaling or creative financing.
• If competition is high, target off-market deals (driving for dollars, referrals).
• If cash buyers are slow, build buy-and-hold partnerships.

5. Focus on Relationships

• Network with agents, wholesalers, contractors, and other investors.
• Deals often come from your circle of influence, not just cold marketing.
• Be the person others think of when they hear “distressed property.”

6. Control What You Can

• You can’t control the market or interest rates.
• You can control:
  ? Number of calls made
  ? Number of offers submitted
  ? Consistency of follow-u ... Read More…

30-Day Action and Motivation for all Real Estate Investors

By: Loreal Loftus

🏡 Agents – 30-Day Action & Motivation

• Build relationships with investors
• Learn creative financing basics
• Prospect FSBOs & expired's daily
• Attend a REIA to connect with wholesalers & flippers
• Practice investor scripts

🤝 Wholesalers – 30-Day Action & Motivation

• Build daily seller outreach habit
• Create a simple buyer’s list
• Learn how to assign contracts
• Track KPIs (calls → leads → offers → deals)
• Role-play seller conversations

🚀 New Investors – 30-Day Action & Motivation

• Define your “Why” & vision
• Pick one strategy to focus on (don’t chase all)
• Meet 3 local investors
• Learn deal analysis basics
• Make at least 1 offer by Day 30

💵 Private Money Lenders – 30-Day Action & Motivation

• Define your lending criteria (LTV, terms, risk tolerance)
• Learn how to secure deals with promissory notes/mortgages
• Network with 3 active investors
• Review sample deals
• Draft a “Lender Credibility Packet”

🔨 Fix & Flippers – 30-Day Action & Motivation

• Find 3 contractors & get bids
• Tour 5 distressed properties
• Build your deal analysis spreadsheet
• Meet hard money & private lenders
• Walk 1 deal start-to-finish with an experienced flipper

12-Month Outlook (What it Means for Real Estate Investors)

By: Loreal Loftus

1) “Moratoriums ending”

• The big pandemic-era protections are mostly gone. FHA’s special COVID recovery options were extended through Apr 30, 2025 and are now sunset, while FHA’s new, permanent tools (like the Payment Supplement) take over. Expect a more normal flow of defaults as temporary protections fade, partly offset by these new workout tools. 

2) FHA “issues” (loss-mit, delinquencies, policy changes)

• FHA rolled out the Payment Supplement (lets servicers use a HUD-backed second to temporarily reduce the principal portion of the payment for 36 months) and ordered servicers to implement it by Jan 1, 2025. FHA also issued 2025 updates tightening and clarifying permanent loss-mit options. Net effect: more borrowers get saved, but some will still roll into sale/foreclosure. 
• FHA delinquency is elevated versus conventional (Q2 2025 FHA delinquency ~10.57%), so distress skews FHA in many markets. 

3) Maxed credit cards / consumer strain

• Household debt is at new highs; credit-card balances ~$1.21T and delinquencies have been rising broadly. This pressure spills into housing budgets, boosting motivated-seller conversations (pre-foreclosure, divorce, relocations). 

4) Silent second mortgages

• “Silent seconds” (undisclosed ... Read More…

10 Things to Do Right Now if you are a New Real Estate Investor

By: Loreal Loftus

1. Learn Creative Financing

• Study subject-to, seller financing, lease-options, and innovations.
• These tools help you create deals even when sellers owe too much or rates are high.

2. Build Your Buyers List

• For wholesalers and agents, cash buyers are your lifeline.
• Network at REIA meetings, Facebook investor groups, and auctions.
• Collect contact info and buying criteria (price range, location, property type).

3. Master Deal Analysis

• Practice running comps, calculating ARV, and estimating repairs.
• Use simple formulas: 70% Rule (ARV × 70% – Repairs = Max Offer).
• Confidence in numbers makes you faster than your competition.

4. Track Local Inventory

• Watch for listings that sit 90+ days — motivated sellers hide here.
• Set up MLS alerts or Zillow/Redfin searches for your ZIP codes.
• More days on market = more negotiation power.

5. Get Comfortable Talking to Distressed Sellers

• Practice scripts for pre-foreclosures, divorces, inherited homes, and tired landlords.
• Sellers in distress want a problem-solver, not just another “lowball offer.”

6. Understand New Rules for Agents

• If you’re an agent, learn the new buyer-broker agreement requirements.
• Practice explaining your value and how compensation works now.

7. Line Up Private Lenders

• Start building relationships with people who want to lend mo ... Read More…

10 Things a New Investor Should Do (Proactive Steps)

By: Loreal Loftus

1. Educate Yourself Now
   Learn the basics: wholesaling, buy-and-hold, subject-to, seller financing. The more strategies you know, the more deals you can turn into “yes.”
2. Pick Your Lane
   Don’t chase everything. Decide whether you want to wholesale, flip, or hold rentals and focus there.
3. Study Your Local Market
   Track days on market, price reductions, and foreclosure filings in 2–3 ZIP codes. This gives you a feel for shifts before others notice.
4. Build a Buyers & Lenders List
   Start meeting cash buyers and private lenders today. When you get a deal, you’ll already know who can close.
5. Practice Deal Analysis
   Run comps, calculate ARV, and estimate repairs on 100 properties before you buy. Speed and accuracy with numbers is your safety net.
6. Network Consistently
   Go to your local REIA (like MnREIA), meet agents, wholesalers, and other investors. Most deals are shared within relationships, not public listings.
7. Get Marketing Going Early
   Even a small direct-mail, cold-calling, or driving-for-dollars system builds momentum. Sellers need to see your name before they need to sell.
8. Stack Cash & Credit
   Save reserves now. Line up HELOCs, business credit, or private lenders before you need them. In a tighter lending world, cash = power.
9. Protect Against Risk
   Always check title, liens, and disclosures. Don’t cut corners with “creative” financing that coul ... Read More…

10 reasons why the real estate market could weaken in the next 6–12 months, leading to more foreclosures and more motivated sellers

By: Loreal Loftus

1. High Mortgage Rates Stay Stubborn

• Mortgage rates are stuck in the 6–7% range. This keeps monthly payments high, pricing out buyers and putting pressure on sellers who need to move.

2. Rising Inventory

• Active listings are already up 20%+ year-over-year. More homes on the market = more competition = sellers forced to cut prices or offer concessions.

3. Job Market Softening

• If unemployment ticks up, more families will struggle to make mortgage payments, which often leads to delinquencies and foreclosures.

4. Flat or Declining Home Prices

• Home prices have cooled. If values drop just a little, some homeowners who bought recently with low down payments could be underwater (owe more than the house is worth).

5. Expensive Operating Costs

• Insurance, property taxes, and repair costs keep rising. For landlords and owners with tight budgets, this squeezes cash flow and creates more motivated sellers.

6. Wave of Adjustable-Rate Resets

• Borrowers who took ARMs or short-term financing a few years ago are now facing higher payments when their loans reset, creating distress and possible defaults.

7. Credit Tightening

• Banks are pulling back on lending—especially for commercial real estate. This makes it harder for h ... Read More…

Creating a business plan for a real estate venture requires a thorough understanding of the market, strategic goals, and financial projections. Here are the key points to include in a real estate business plan:

1. Executive Summary

• Business Overview: Briefly describe your real estate business, its mission, vision, and what differentiates you in the market.
• Objectives: Define your short-term and long-term goals (e.g., number of properties to acquire or sell, revenue targets).
• Target Market: Identify who your ideal clients are (buyers, sellers, investors, etc.) and the types of properties you focus on (residential, commercial, luxury, etc.).

2. Company Description

• Business Structure: Are you a solo agent, part of a team, or running a real estate agency? Clarify your legal structure (LLC, sole proprietorship, etc.).
• Location: Where will your business be based? If you're focusing on a specific area, explain why it’s a good location for your target market.
• Business Model: How will your business operate? Will you focus on residential sales, property management, commercial properties, flipping houses, etc.?

3. Market Research

• Industry Analysis: Provide an overview of the current real estate market in your area (trends, challenges, opportunities). This might include property values, demand, and growth predictions.
• Competitive Analysis: Identify key competitors in your niche and analyze their strengths and weaknesses. What will make your business stand ou ... Read More…

Finding the Right Real Estate Leads and Deals in Any Economy, Regardless of Interest Rates and House Prices

Real estate investing has long been one of the most reliable ways to build wealth. But with constant shifts in the economy—whether rising interest rates, fluctuating house prices, or changing market conditions—it can sometimes feel like a challenge to find the right deals. The good news is that it’s possible to succeed in any economy, and you don’t need to let interest rates or housing market trends throw you off track.

Whether you’re just starting out or have years of experience under your belt, there are proven strategies you can use to consistently find the right leads and deals. In this blog, we’ll explore how to find deals in any economy and how you can adapt your approach to continue profiting from real estate, no matter what the market throws at you.

1. Focus on the Fundamentals: Motivated Sellers Don’t Care About Interest Rates

While interest rates and house prices often make the headlines, motivated sellers are the heart of any real estate deal—and they don’t care about the current economic trends. Motivated sellers are people who need to sell their property for reasons beyond market conditions. They might be facing financial hardship, going through a divorce, relocating, or dealing with a distressed property that requires expensive repairs.

In every economy, there will always be motivated sellers&mda ... Read More…

Don’t Be Scared to Be a New Real Estate Investor: Let MnREIA Guide You

Starting out in real estate can feel like a giant leap into the unknown. Whether you're attracted to the idea of flipping homes, owning rental properties, or finding creative financing solutions, it’s normal to feel overwhelmed by the sheer number of things you need to learn. But guess what? You don’t have to navigate this journey alone.

At MnREIA (Minnesota Real Estate Investors Association), we believe in empowering new investors and helping you overcome the fear that can often come with stepping into real estate. The good news is that you can be successful in real estate, even as a beginner—and MnREIA is here to help you find your passion, learn the ropes, and make smart decisions along the way.

Why It’s Okay to Be Scared

First off, it’s okay to be scared. Everyone starts somewhere, and fear is a natural part of the process. You may be questioning, “What if I make a mistake? What if I lose money?” The truth is, every investor—whether experienced or brand new—has faced these same fears.

The key is not letting fear paralyze you. Instead of avoiding challenges, embrace them as part of your learning journey. Remember, the most successful investors didn’t get there by avoiding mistakes; they got there by making informed decisions and learning from each experience.

MnREIA is your ally. With a supportive community, valuable resources, and ... Read More…