Beth Azor, “Canvassing Queen”
@Bethazor1
Followers
19,208
Following
2,948
Media
2,219
Statuses
14,147
Shopping Ctr investor- So FL portfolio- CRE trainer/Coach, Mission: get women to invest! Women’s CRE Investment Summit Coming 2025 beth @azoradvisoryservices .com
Davie, FL
Joined September 2016
Don't wanna be here?
Send us removal request.
Explore trending content on Musk Viewer
Father's Day
• 2082760 Tweets
England
• 582486 Tweets
Serbia
• 242821 Tweets
Bellingham
• 212142 Tweets
Rosé
• 200723 Tweets
Flamengo
• 161394 Tweets
Saka
• 146386 Tweets
Foden
• 127564 Tweets
Corinthians
• 119028 Tweets
Reese
• 86811 Tweets
Kane
• 84052 Tweets
Trent
• 83917 Tweets
#HouseoftheDragon
• 80259 Tweets
Southgate
• 79937 Tweets
Idul Adha
• 74502 Tweets
Rory
• 58545 Tweets
Bryson
• 56218 Tweets
Luciano
• 54812 Tweets
Inglaterra
• 50784 Tweets
Torres
• 40254 Tweets
Botafogo
• 37859 Tweets
Carlos Miguel
• 37825 Tweets
#SVSemifinal
• 33372 Tweets
Daronco
• 26115 Tweets
スワロフスキー
• 20636 Tweets
Gorka
• 18255 Tweets
Fortaleza
• 17441 Tweets
#HOTD
• 17054 Tweets
Bahia
• 16915 Tweets
Jack Black
• 16673 Tweets
Renato
• 15930 Tweets
Ramiro
• 15489 Tweets
#USOpen
• 13334 Tweets
Marieta
• 10443 Tweets
#TonyAwards
• 10423 Tweets
Son: Mom, I don’t want to do my homework.
Me: okay, come to work with me tomorrow instead, you don’t have to go to school.
Son: awesome!
When we get to work, (my office was in a vacancy at the shopping ctr),
I hand him gloves and 3 Xtra large garbage bags.
Me: go fill
41
27
729
My 1st deal as a GP.
I had taken the deal to my former boss/partner/GP.
He told me it was “too small for us”.
1.77 acres for $1.2m
As a broker, I had just sold for a client, 1 acre for $975,000 on the adjacent lot.
I took 4 girlfriends who were all in CRE to the site.
69
35
711
My 19yr old son walked into the back guest bedroom,
I was sitting there with a pile of cash.
Him: Are you a drug dealer?
Me: sit down
I proceeded to tell him this is the amount of money it takes to pay our monthly bills.
His eyes widened.
I had my list.
Me:
Take $—
52
32
661
@realEstateTrent
Maybe just take Fridays off until maternity leave is up…..(read between the lines, hubby!)
16
0
561
What I look for when buying a strip center:
*NO elbows.
*Near hospital or University.
(Daytime pop)
*High income. ($100,000)
*Low supply in area. (I don’t want a lot of land that could be developed nor do I want 40 other centers within 1 mile)
*Great signage or ability to
17
26
443
$20 sandwich = $20 bill slipped in between your ID and Creidt card when handing to a front desk clerk at most hotels except Disney - 75% you get an upgrade - 99% you don’t wait for 3pm check in for your room- thanks to
@brandonwoulfe
for idea
19
17
388
Just sold a Center today.
Owned it 10.5 years.
Sold at a 7.1 cap.
We made 21% annually on the investment.
I didn’t know what I was doing with promotes/ prefs back in 2012 and agreed to a 15% pref!
Luckily I covered it!
Why’d we sell?
The next NOI bump is in 2027.
Taking
63
2
384
Most of those investors are still with me today. Not ALL the deals are as profitable, but my partners know I will do everything I can to make it work.
You can’t under estimate persistence, creativity and relationships.
I LOVE what I do!
Happy Sunday!
56
1
372
@realEstateTrent
20 years ago I was interviewed to list 37 acres in Miami. I met with the owner and his father (dad didn’t speak English).
The son was orthodox.
My competition was Jewish and spoke the dad’s language.
I told them - Truly, you don’t really need to hire anyone. The only parties
28
11
371
Japan is rolling out 100 year home mortgages ….. 😳
80
26
319
I used to buy multiple of these for my retail properties. Thousands of dollars.
Then my friends at Game Properties in Miami, told me they eliminated all of their outdoor trash cans!
I was shocked!
They said they no longer had over flow garbage on the sidewalks in front of
60
8
323
Parenting is hard.
2 things I “think”I did right - (there were so many things I did wrong)
From the time they were very little, I told both my sons -
The day you turn 14 you are required to have a part time job in this family.
Publix starts hiring at 14. Restaurants hire
45
10
315
Canvassing story.
Found a bridal salon in an indoor mall 20 min from my subject property.
It was appt only. Slid a flier under the door. (Sept 2021)
Direct messaged shop on IG same time as leaving flier. Also emailed her - email address was in IG Bio.
No response.
27
16
302
Listen for the real problem.
I got offered a BIG job!
The TOP job for a Big company for the state of Fla.
Walking out of the meeting that Friday afternoon, I was on Cloud 9.
The package was impressive.
The excitement lasted …
1 hour.
Then the nausea set in.
I dreaded
35
5
292
Leasing a 17% occupied mall, in a City a 3 hour flight away.
(1st few months)
1. Subscribe to all local news papers and magazines.
2. Learn from said news there is a entrepreneur contest coming.
3. Become a headline sponsor in the entrepreneur event.
4. As part of the
35
12
294
In Chris Voss’s book “Never Split The Difference” he recommends sending this message when a prospect goes radio silent on you.
I have used his advice multiple times and would report that 90% of the time I get the following quick reply.
Happy to say this lease is back on
39
9
288
I wish my parents were alive.
I want to ask them now as an adult,
“What were they thinking when they flew to Fla for a vacation,
Bought a house,
Went back to Wisconsin and sold everything,
And started anew 90 days later-in a new place?”
Yes I know so many immigrants have
32
5
285
I tenant repped
Baby Superstore.
We were looking for a few locations in Miami.
I found one,
but it was slightly smaller
than the prototype.
When I was on site, at the center,
I notice the sidewalk in front of the empty 32,000sf box
was very very wide.
I called
22
11
285
A friend who owns a hotel in Calif told me last night, there’s a bill to be voted on that says if the hotel owner has vacancy by 4pm the vacancies need to be offered to the homeless. 😳
91
30
268
What could I have done differently ???
Kirkland’s gives me notice they are moving out.
7900sf.
I start prospecting.
I find - what I think, is the perfect candidate to back fill the space.
It’s a mattress store with multiple locations, and headquartered in Fla.
I send
41
5
257
Lesson:
I don’t give up until I get 5 NO’s! (I hadn’t gotten 1 NO from her- I had never connected with her! Her lack of response/ silence was NOT a No!
Canvassing Works!!!
Go try it!!!
17,000sf ! Biggest deal signed at Tower City since I began.
21
6
230
Meanwhile back to CRE,
I closed in a deal today we bought at $5.5 in 2011, for $13,850,000.
6.2 cap - sunny south Fla! (Broward County)
45,000sf
We never had a loan on it.
We distributed over $3m to the partners over the 11 years of ownership and we had $2m cash in bank
15
2
226
At what age should you take your adult child off the “family” cell plan?📱
Asking for a friend. 😎
374
5
225
I put $25,000 into this deal over 20 years ago. “Don’t wait to invest in real estate, invest in real estate and wait! “ Miami-Dade Shopping Center Lands $40M Refi – Commercial Observer
8
13
220
If you are really upset about a deal dying, your pipeline is NOT big enough.
19
19
213
Alcohol free in ‘23
Gen Z and other young folks are leaning towards less alcohol driven entertainment - this is contributing to the rise of competitive socializing uses (
@JLL
reported on this “competitive socializing” trend few years ago)
Escape rooms
Axe throwing
Pickleball
58
13
214
Starbucks turned me down 5 times.
The rep for Starbucks used to work for me and we were very good friends. She was the person in my sons’ phones to call if they couldn’t get a hold of me.
I bought a strip club and wanted to build a strip ctr.
Starbucks was the likely
14
5
209
As my friend
@realEstateTrent
says, “new paint” - the cheapest improvement with the biggest bang for the buck ever!
25
2
205
Get 5 No’s before you give up.
There is a study I read years ago that said something like the following:
90% of salespeople will make the 1st call
70% will make the 2nd
40% will make the 3rd
20% will make the 4th
3% will make the 5th call
And get this….
MOST buyers
15
16
204
“You can’t improve what you don’t measure.”
Peter Drucker
I was sitting in a Toys R Us Parking lot,
I’ll never forget it.
I was on the phone with my friend Anne. She said very nonchalantly, “Well certainly you make around $300k.”
For context this was in the mid-late
18
7
206
Negotiation story.
I had a party store that moved out leaving me a 7900sf vacancy.
Obviously I was anxious to lease that size space. It represented 18% of my ctr.
I thought either a bike or patio would be a great use to fill that size space.
8
6
193
Recession?
Tenants starting to ask for rent breaks?
Just found this is an old file- check out the date - 2009!
If a tenant comes with their hand out, hold on to this-
It may give you some guidance -
Down here in Miami, we don’t expect to need this anytime soon. 😎
15
6
199
“Following up”, “checking in” and “circling back” is NOT the preferred way to get your client to make a decision.
I get asked all of the time -
“How often should you reach out and follow up with a prospect?”
My answer is always:
“When you have value to add.”
Just bugging
6
12
200
Mom of “lost boys”.
That’s what my sons call me.
For a brief period in 2019, I was the mom of lost boys, two of my son’s friends came to live with us for a brief period. Parents moved, etc and they needed a temporary place to “hang”. One stayed his entire senior year in high
21
4
194
Want to take a bet?
I’ll pay you $100 if you do the following,
and you DON’T lease your vacant “barber”
shop ….
in 2 weeks?
THIS is what you need to do!
Google:
“barbers near you”.
Then send dms to those barbers near you.
Don’t dm them if they are across the street
14
12
192
Signed a lease this week with a 11,000sf restaurant who has another concept in Cleveland for our former Hard Rock Cafe space.
When I got the assignment, my
Client said “Don’t worry about the HRC space, we know it’s too big for anyone to take it. And we won’t put in the necessary
20
5
183
Recession?
Tenants starting to ask for rent breaks ?
Just found this is an old file- check out the date - 2009!
If a tenant comes with their hand out, hold on to this-
It may give you some guidance -
Down here in Miami, we don’t expect to need this anytime soon. 😎
17
7
180
When I get an LOI from a National retailer, I look for, and hire an atty who has recently negotiated a lease or leases with said retailer. I ask my CRE friends. It cuts down the negotiating time significantly. The Attys already know each other and my atty has already seen their
19
6
180
No distributions for 6 years.
I bought a strip ctr in May ‘08.
The rents were $18-20nnn.
There were 2 vacancies in the 42,000sf.
During due diligence, I obtained 3 LOI’s from a hot Mexican concept, a nat’l coffee shop and a nat’l bakery.
10
8
170
One of my most intellectually stimulating and exciting events of my CRE career.
The Winn Dixie bankruptcy auction.
I owned a W/D anchored ctr. I bought it with my institutional partner in 2005.
31
9
165
One of my good friends was laid to rest today. I wasn’t at the funeral, I’m in Hawaii with my boys. I spent one of her last great nights with her, back in August.
Go to the concerts!!
Drink the good wine!!
Tell your friends you love them!
Live life!
#goodbyessuck
20
0
162
Buffet buying 80% of Pilot “travel centers” in 2023 for $11B -
🤔🤔🤔🤔
16
4
161
I own 3 shopping centers on a street called University Drive in South Florida. I bought my 1st one after reading the newspaper that Nova Southeastern University wanted to take their commuter school from 18,000 to 40,000 kids in the next 10 years. Market knowledge & action.
#tbt
17
8
157
If you shadow someone and they tell you, they are taking you to a meeting with their bankers,
Don’t show up with a top that shows your belly button.
Just
Saying.
🤦♀️
39
2
160
What is the worst thing you can do when connecting with a prospect a few days after showing them space and they go radio silent?
Sending them an email with:
Following up.
Checking in.
❌ Don't do it!
In today's video clip from
@ICSC
a few years ago, I explain the BEST way to
16
9
155
So I’m at Panera and the person making the food yells “Marco” and of course I yell back “Polo”!
No one laughed -
Where is the humor these days !!!
Lol!!
16
0
160
Two more clauses to not remove from your leases:
1) landlord’s right to place a leasing sign in window within 60-90 days of end of term
2) landlord’s right to show space to a prospect within 60-90 days of end of term
One of the biggest challenges when doing renewals is
16
13
158
47 voice mails.
We were managing and leasing a shopping ctr for GE Capital.
The grocer’s lease was expiring in less than a year. They had 3-5 Yr options remaining.
The grocer was 2nd tier and rumors of a possible bankruptcy were swirling.
We were more than anxious to hear
18
5
158
@TripleNetInvest
LP of a shopping ctr we bought in 2001, for $4.5m, we’ve distributed over $2m in proceeds up till 2022. In ‘22 it was appraised for $60m! Refi’d for $40m and cashed out $20m - best deal of my life! I’m part of GP also.
11
0
155
Firing clients.
We leased for a major company. We had 4 of their listings. Over 1m sf.
Within 3 years we raised the NOI over $5m in one of the centers, and raised the occupancy 29%. We creatively convinced a big box national anchor to open in the rear of the center.
They
25
6
157
I’m not in construction.
Which is why I hired a project mgr for my 1st development.
Actually 3 of them. (The 1st two didn’t work out.)
At time of delivery to the tenants: coffee, mattress, pizza, cell and ice cream, we called everyone and let them know delivery of the
15
3
155
@StorageDataDev
I heard when my boys were young that it is best to take each child solo for an afternoon of an activity - something where you are both doing something vs watching a movie - on a quarterly basis - I tried to do that as often as I could - now they are young men and I try to go on a
1
1
150
Story
#4
My sister (HR Dir for Call center) tells me she hired 75 people this week.
Next week she tells me they hired 33 people.
A week later they’ve hired 46 more.
I realize which office park her company is in and I wonder “where are these people parking ?”
12
4
149
City Council Meeting:
An unlikely source for my best deal yet!
I was sitting in the chamber waiting my turn to pitch the council to give my charity more grant money in my town of Davie.
When, on the agenda, comes up an item - outlawing strip clubs in my town.
10
6
151
Canvassing story
#2
I was hired to lease a new 236,000sf ctr. Anchors were Winn Dixie and Scotty’s Hardware. A large area in the elbow- 12-15ksf, visibility blocked by a 2 story retail/office bldg.
Created my target use list, considering income, pop, demos and area info.
16
3
148
Sales Reporting from tenants-
Many of you dm’d me and had lots of questions- so I thought it would be easier to answer them all at once in this video.
Hope it helps!
17
13
149
Canvassing story.
I loved my favorite nearby Cuban restaurant. When we moved 20 miles north, we still drove down to the restaurant but not as often.
I got a new leasing assignment and it included a bunch of opportunities for restaurant space.
I mentioned to my boss,
I’m
18
4
142
Best way to show “urgency” for your vacant space?
Schedule back to back showings - you don’t have to say a word!
Showing
#1
3pm
Showing # 2 3:30pm
It works like a charm -
Try it, share the results !
17
3
141
73 voicemails
I was canvassing with a young man and he was getting very nervous. I asked him what was up, and he said “would you mind if we stopped so I can check my voicemails”.
I said “of course”!
The automatic recording said “You have 73 voicemails”.
I asked him “for
13
8
142
Which they did 2 years later. I got a commission for the lease AND the purchase. And I won a NAIOP award for most creative deal.
Listen when your family talks.
3
0
139
Canvassing story
#5
One day on the way to my office in my shopping ctr, I see 30 small lawn signs in the median that advertise college team apparel from the university that is 40 miles away from my ctr. I recognize the address on the signs to be in a nearby warehouse area.
8
5
139
Brother from another mother….
(Well, he’s really too young to be my brother ….)
THE guy totally responsible
For me being on the Bird!
@realEstateTrent
@ICSC
11
1
136
In all my leases, one clause I try to always keep, is to put up a leasing sign in their space 90-180 days before expiration. It really helps in quicker decision making on the renewals.
11
8
135
My favorite strip centers to buy:
*owned by one person for 30 years
*he/she is thrilled that they are 100% leased
*happy they get rent each month
*don’t know the market is $20psf higher than they are charging
8
2
135
Activity breeds activity.
Effort produces results.
Last week I canvassed for office space in Ohio.
Day 1, handed out 30 fliers, in sleeting 39’ weather, most offices I visited were empty and/or closed. It was a depressing day, with nothing positive to report to my client.
9
5
128
It’s a firing offense in my company to take any discount,
or anything free
from one of our tenants.
I don’t give them a discount on their rent.
They don’t need to give me a free lunch.
10
2
127
An upset client called me today.
They built out a restaurant space to the tune of $400,000 and after 1 year the tenant sold the business.
The assignment fee was a paltry $1000.
The business sale was $1,000,000.
If you give a lot of TI, there needs to be ramifications in the
64
3
129
Relocation clause
99% of the time I never remove this from any lease.
(Twice recently I have - for end cap Starbucks with Drive Thrus.)
Why, you ask?
I once had to move a 800sf dentist who did NOT have a relo clause in his lease, in order to complete my deal with a HUGE
18
1
129
Starting a new leasing assignment tomorrow.
In a different state.
A few things I’ve done to prepare.
Subscribed to the local newspaper.
Joined the Chamber.
Agreed to sponsor the Chamber Golf Tournament.
Reached out to ten rep brokers in the market.
Set an appt with the
14
4
126
@realEstateTrent
I’m currently reading this book - it gives interesting insight to NY Manhattan retail.
14
8
125
When hiring rookies,
I always try to find 3-4 to bring on at the same time. You can train 4 as easy as 1, and you are leveraging YOUR time better. After 30 days I give them the “rookie” test to confirm they are retaining the info. Out of the 4, 2 usually end up making it thru the
9
3
125
“Miss Vanessa,
Today is your lucky day! “
Me calling my 4yr old son’s piano teacher in 2009, having recently gotten 14 vacancies in my newly acquired strip ctr- and I was worried about paying the mortgage -
“You have always asked me about opening your own music studio - now
7
0
124
Coaching a newbie in his 1st acquisition….. at 32!
BRAVO to him - as a GP-
It took me 7 LP’s and 13 years to become a GP
Some of my recommendations:
1. Get ALL
Estoppels - especially the one from your major national anchor
2. If your atty isn’t pushing for 100% estoppels
12
8
124
Canvassing in Des Moines.
I’m in the car with the leasing agent and her boss.
We drive thru a ctr that is all but empty.
There are 2 tenants remaining and one is a pet store.
In our ctr, we had a Pier One that was vacant that needed a new tenant.
I was giddy when I saw the
10
2
122
So I posted on LI that I’m getting way more direct business here on twitter in 90 days, than I’ve ever got on LI in 5 years.
7 people dm’d me saying that I should not have posted that post.
They all pretty much said we should keep this
#retwit
a secret!?
What the heck?!!!😵💫
33
3
120
Happy to Announce I sold this property recently!
A little mistake on the size - it's only 45,000 sq ft so it's really $307psf for the price.
Not a bad way to end February and start March 2023!
#womeninrealestate
#southfloridaretail
#shoppingcenterowner
16
3
118
They didn’t move it far enough - a smidgen was left ON MY PROPERTY!
I told the buyer they had to close or deal was off.
I was exhausted 😎.
They closed and we made
399% on our investment!
It was an absolutely crazy 1st GP deal, but boy, did I learn a lot.
1
0
114
The “Smartest” buyer in the room never gets the deal.
12
9
116
“Seller financing” and “wraps” are coming back !!
24
5
118
Leasing a 17% occupied mall, in a City a 3-hour flight away. (1st few months)
1. Subscribe to all local news papers and magazines.
2. Learn from said news there is a entrepreneur contest coming.
3. Become a headline sponsor in the entrepreneur event.
4. As part of the
14
3
119
Book club for my 2 sons- 21, 18, my 3 Nieces 24, 22, 20 and my son’s girlfriend 21.
Each week we jumped on a zoom - they were responsible for reading 2 chapters and were required to discuss their takeaways.
In 8 weeks after we went thru the book, they all got $500 to invest
14
6
117
@realEstateTrent
You say the things I think! I own $99m worth of multi-tenant strip retail. All within 10min of each other in south Fla.
5
1
113
Had a natl cell store tell me they were prob moving out in 9 Mos when their lease was up because their store wasn’t doing well and they couldn’t afford the 10% bump. I asked “could they move out sooner?” They exercised their option 34 days later. (It’s a LL’s world today)
6
1
111
Found a use I really wanted.
I dm’d them a few times.
Finally got an appt.
Day of appt, they cancelled. The appt was at their location.
(You know what I’m
Going to say…. I went anyway!)
I walked in and he said “I thought we
Canceled?”
I said “we did, but I was already in
17
1
111
CPI 7.5% - are y’all still doing 3% annual increases????
25
3
110
Am I the only one who doesn’t calculate my commission until the deal is FULLY executed?
I don’t even allow myself to think about it! The minute the the thought comes into my head, I start singing a song to distract myself! Lol!
When my client calls because he needs a list of
42
0
109
The crowd gathering before last nights soirée with
@realEstateTrent
!! Thanks
@CREXinc
and SMG!
10
5
105
AND Walmart and many other local grocers/pharmacies want the location!
What could go wrong ?
In a future thread, I’ll share with you why we handed the keys over to the Lender a few years later! 🤦♀️🤦♀️
Happy Saturday!!
17
0
107
Walking back to my
Hotel from Pickleball. (After my Uber was delayed and I cancelled)
I hear someone talking on the phone behind me. I can tell he’s here for
@icsc
.
I turn around - his shirt logo says ACE Pickle Ball.
I say Hi and strike up a Convo.
He says he’s expanding
13
2
108
Leverage.
There is really only one time a leasing agent has leverage with a prospect during a sign call.
It’s BEFORE the leasing agent gives the prospect the rental rate.
Up until the time the agent gives the rate (“gives”not “quotes” or “asks”), the prospect will provide a
11
2
105
“What will it take?”
It was my 2nd year in the biz, and I was working on my biggest deal to date.
17,000sf with a regional hospital for an “unleasable” 2nd floor of shopping ctr in a secondary market.
My boss was helping me negotiate the lease.
Back and forth
Back and forth
6
2
106