{"id":1063951,"date":"2026-09-15T23:21:43","date_gmt":"2026-09-15T20:21:43","guid":{"rendered":"https:\/\/shtetel.co.il\/?p=1063951"},"modified":"2026-09-15T23:21:45","modified_gmt":"2026-09-15T20:21:45","slug":"%d7%9e%d7%99%d7%9c%d7%99%d7%95%d7%9f-%d7%a9%d7%a7%d7%9c%d7%99%d7%9d-%d7%91%d7%9c%d7%99-%d7%a9%d7%90%d7%9c%d7%94-%d7%90%d7%97%d7%aa-%d7%9e%d7%94-%d7%9c%d7%a2%d7%a9%d7%95%d7%aa-%d7%9b%d7%93%d7%99","status":"publish","type":"post","link":"https:\/\/shtetel.co.il\/en\/news\/1063951\/","title":{"rendered":"A million shekels without a single question: What to do so that it doesn't end in tears? \/\/ Yaakov Reinitz"},"content":{"rendered":"

One invested, the second heard about the return, the third has already "entered long ago," and the fourth doesn't want to be the only one left out. This is how the herd effect works: Instead of checking if the investment is good, you check how many people have already invested \u2022 Real estate consultant Yaakov Reinitz with the questions you need to ask, so it doesn't end in tears<\/strong><\/p>\n\n\n\n

He leaves the mortgage advisor's office smiling. The bank finally approved his loan. There were some exhausting bureaucratic procedures, some official documents, some annoying phone calls, but in the end it was over. <\/p>\n\n\n\n

A million shekels on the way.<\/p>\n\n\n\n

He's already doing the math in his head: the mortgage costs him about 4.5% a year; the overseas investment, to which he's transferring the money - promises, at least according to what he's been told, a return of 10% to 15%. Money that costs 4.5% is supposed to bring in 10% to 15%. The difference? Sounds like easy money.<\/p>\n\n\n\n

He leaves the meeting feeling like he made a genius move, and is already starting to calculate where he will invest the large sum of money that will flow into his bank account.<\/p>\n\n\n\n

There's just one small, marginal question he hasn't asked himself: What happens if something goes wrong?<\/p>\n\n\n\n

Well, a lot.<\/p>\n\n\n\n

\u2022<\/p>\n\n\n\n

Because when you present an investor with a double-digit return, it's very easy to get caught up in the percentages and forget to check what's behind them. In whose name is the property registered? Who really owns the company? What property was purchased, and in what area? How is it financed, with a mortgage or a bridging loan? How much does the financing cost over the entire period? Who pays the maintenance, management, and tax expenses? And most importantly: Is this a real return on investment, or a marketing number that sounds good in promises?<\/p>\n\n\n\n

These questions didn't arise now. They should have been asked before the money left the account. But at a time when a particular investment becomes a hit, the questions usually start to get in the way...<\/p>\n\n\n\n

One invested, the second heard about the return, the third has already "entered a long time ago," and the fourth doesn't want to be the only one left out. This is how the herd effect works: instead of checking whether the investment is good, they check how many people have already invested.<\/p>\n\n\n\n

And that's exactly what's now being revealed around overseas investing, which has become a hit among investors in recent years. A relatively low entry fee, promises of very high returns, and money that supposedly works for you far away.<\/p>\n\n\n\n

Many of the investors didn't want to invest in Israel at all. The local market is declining. Not worth it. The returns are low. So they turned to promises overseas, and only there did they realize how deliberately they had to aim in the guest's blessing: 'May our properties be close to the city.'.<\/p>\n\n\n\n

Some investors, as is customary in our regions, even increased leverage: they mortgaged existing properties, some of which were bought with the blood of their parents, took money from the bank and transferred it to investment. Only there is a small and critical difference between a return that is "promised" to you, and a real profit in the bank account.<\/p>\n\n\n\n

When everything works, these questions seem unnecessary. When the deal starts to get complicated, they become the only thing the investor cares about.<\/p>\n\n\n\n

Then, fashionably late, the questions arrive.<\/p>\n\n\n\n

Now the exact same questions, just in a different tone: How much is the property really worth? How much has the investment cost so far? Is it even yielding what was promised? And what will happen if we have to wait another year, and another year, until the deal matures? These are excellent questions. <\/p>\n\n\n\n

It's just a shame that they are asked after the money is already in.<\/p>\n\n\n\n

\u2022<\/p>\n\n\n\n

And this is not a criticism of investing overseas, nor is it an assertion that everyone who marketed these deals was selling a dream. There can certainly be excellent investments overseas, just as there can be excellent investments in Israel.<\/p>\n\n\n\n

The issue is different: An investment should suit the investor, not just look good in a presentation. What suits a person with free capital and the ability to absorb a loss is not necessarily suitable for a family that took out a million shekels in a mortgage to finance the investment.<\/p>\n\n\n\n

And here comes the important question that we have already warned about quite a bit in the past: What will happen if something goes wrong? If you don't have a clear answer to these questions before investing, you probably haven't yet understood the risk you are taking.<\/p>\n\n\n\n

Professional advice is not necessarily meant to tell you "don't invest." It will say exactly the opposite: invest, but before you transfer the money, let's check exactly where it's going.<\/p>\n\n\n\n

\u2022 Yaakov Reinitz is a real estate consultant and lecturer.\u00a0<\/strong>\u00a0To schedule a consultation -\u00a0Click here<\/mark><\/a><\/p>","protected":false},"excerpt":{"rendered":"\u05d0\u05d7\u05d3 \u05d4\u05e9\u05e7\u05d9\u05e2, \u05d4\u05e9\u05e0\u05d9 \u05e9\u05de\u05e2 \u05e2\u05dc \u05d4\u05ea\u05e9\u05d5\u05d0\u05d4, \u05d4\u05e9\u05dc\u05d9\u05e9\u05d9 \u05db\u05d1\u05e8 \"\u05e0\u05db\u05e0\u05e1 \u05de\u05d6\u05de\u05df\", \u05d5\u05d4\u05e8\u05d1\u05d9\u05e2\u05d9 \u05dc\u05d0 \u05e8\u05d5\u05e6\u05d4 \u05dc\u05d4\u05d9\u05d5\u05ea \u05d4\u05d9\u05d7\u05d9\u05d3 \u05e9\u05e0\u05e9\u05d0\u05e8 \u05d1\u05d7\u05d5\u05e5. \u05db\u05db\u05d4 \u05ea\u05d5\u05e4\u05e2\u05ea \u05d4\u05e2\u05d3\u05e8 \u05e2\u05d5\u05d1\u05d3\u05ea: \u05d1\u05de\u05e7\u05d5\u05dd \u05dc\u05d1\u05d3\u05d5\u05e7 \u05d0\u05dd \u05d4\u05d4\u05e9\u05e7\u05e2\u05d4 \u05d8\u05d5\u05d1\u05d4, \u05d1\u05d5\u05d3\u05e7\u05d9\u05dd \u05db\u05de\u05d4 \u05d0\u05e0\u05e9\u05d9\u05dd \u05db\u05d1\u05e8 \u05d4\u05e9\u05e7\u05d9\u05e2\u05d5 \u2022 \u05d9\u05d5\u05e2\u05e5 \u05d4\u05e0\u05d3\u05dc\"\u05df \u05d9\u05e2\u05e7\u05d1 \u05e8\u05d9\u05d9\u05e0\u05d9\u05e5\u00a0\u05e2\u05dd \u05d4\u05e9\u05d0\u05dc\u05d5\u05ea \u05e9\u05e6\u05e8\u05d9\u05da \u05dc\u05e9\u05d0\u05d5\u05dc, \u05db\u05d3\u05d9 \u05e9\u05d6\u05d4 \u05dc\u05d0 \u05d9\u05d9\u05d2\u05de\u05e8 \u05d1\u05d1\u05db\u05d9 \u05d4\u05d5\u05d0 \u05d9\u05d5\u05e6\u05d0 \u05de\u05de\u05e9\u05e8\u05d3 \u05d9\u05d5\u05e2\u05e5 \u05d4\u05de\u05e9\u05db\u05e0\u05ea\u05d0\u05d5\u05ea \u05de\u05d7\u05d5\u05d9\u05da. \u05e1\u05d5\u05e3 \u05db\u05dc \u05e1\u05d5\u05e3 \u05d0\u05d9\u05e9\u05e8\u05d5 \u05dc\u05d5 […]","protected":false},"author":47,"featured_media":1048425,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[4],"tags":[13762],"class_list":["post-1063951","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-4","tag-13762"],"acf":[],"yoast_head":"\n\u05de\u05d9\u05dc\u05d9\u05d5\u05df \u05e9\u05e7\u05dc\u05d9\u05dd \u05d1\u05dc\u05d9 \u05e9\u05d0\u05dc\u05d4 \u05d0\u05d7\u05ea: \u05de\u05d4 \u05dc\u05e2\u05e9\u05d5\u05ea \u05db\u05d3\u05d9 \u05e9\u05d6\u05d4 \u05dc\u05d0 \u05d9\u05d9\u05d2\u05de\u05e8 \u05d1\u05d1\u05db\u05d9? 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