7 Real Estate Investment Strategies for Beginners

OVERALL INTRODUCTION

Welcome to Digital Legal Perspectives KE, your go-to resource for valuable legal insights. In this article, we will explore the exciting realm of real estate investment, specifically focusing on strategies for beginners. Investing in real estate can be a lucrative venture, but it requires careful planning, knowledge, and informed decision-making. Whether you are a first-time investor or looking to expand your portfolio, join us as we delve into the world of real estate investment and equip you with essential strategies to achieve your financial goals. 

Section 1: Setting Investment Goals and Conducting Market Research  

Introduction:  

In this section, we will explore the importance of setting clear investment goals and conducting thorough market research before venturing into real estate investing. By understanding the significance of these steps, beginners can make informed decisions that align with their financial objectives and risk tolerance. We will discuss factors to consider, such as location, property types, market trends, and potential returns. 

1. Importance of Setting Investment Goals: Setting clear investment goals is crucial for successful real estate investing. Begin by defining your objectives, whether it's generating passive income, building long-term wealth, or diversifying your investment portfolio. Having specific and measurable goals helps guide your decision-making process, property selection, and overall investment strategy. 
2. Conducting Market Research: Market research is a fundamental step in real estate investing. It involves gathering and analyzing data to evaluate market conditions, trends, and potential investment opportunities. 

Consider the following aspects when conducting market research: 

a. Location: Location plays a significant role in the success of real estate investments. Evaluate factors such as population growth, employment opportunities, infrastructure development, and proximity to amenities. Look for areas with stable or growing economies and strong rental demand. 

b. Property Types: Determine the types of properties that align with your investment goals. This could include residential properties, commercial properties, multi-unit properties, or specialized properties such as vacation rentals or student housing. Each property type has its own considerations and potential risks and returns. 

c. Market Trends: Stay updated on market trends and forecasts. Monitor factors like supply and demand dynamics, rental rates, vacancy rates, and property appreciation or depreciation trends. This information will help you identify emerging markets, potential investment hotspots, and areas with potential for long-term growth. 

d. Potential Returns: Evaluate the potential financial returns of an investment. Consider factors such as rental income, property appreciation, tax benefits, and associated expenses such as maintenance, property management, and financing costs. Conducting thorough financial analysis will assist in determining the profitability and feasibility of an investment opportunity. 

3. Defining Investment Objectives and Risk Tolerance: Aligning your investment objectives with your risk tolerance is essential for a successful investment strategy. Assess your willingness and capacity to take on risks associated with real estate investing. Consider factors such as your investment timeline, available capital, and ability to handle fluctuations in the market. This evaluation will help you determine the appropriate investment approach, whether it's conservative, moderate, or aggressive. 

Conclusion:  

Setting clear investment goals and conducting thorough market research are essential steps for beginners in real estate investing. By defining your investment objectives, conducting market research, and aligning your risk tolerance, you can make informed decisions and develop a solid investment strategy. Remember to evaluate factors such as location, property types, market trends, and potential returns when assessing investment opportunities. With careful planning and research, you can embark on your real estate investment journey with confidence and increase your chances of achieving your financial goals.

Section 2: Financing Options and Mortgage Considerations  

Introduction: 

In this section, we will explore the different financing options available for real estate investment and discuss the factors to consider when evaluating mortgage options. Understanding financing options is crucial for investors to determine the most suitable approach for their investment goals and financial capabilities. We will cover traditional mortgages, private financing, and partnerships, and provide guidance on assessing affordability and understanding the impact of financing on investment returns. 

1. Traditional Mortgages: Traditional mortgages are one of the most common financing options for real estate investment. Here are key considerations when evaluating traditional mortgage options: 

a. Interest Rates: Compare interest rates from different lenders to secure the most favorable terms. A lower interest rate can significantly impact the overall cost of financing and the monthly mortgage payments. 

b. Loan Terms: Evaluate the loan terms, including the length of the loan (e.g., 15 or 30 years) and whether it offers fixed or adjustable rates. Consider the implications of these terms on your cash flow and long-term investment strategy. 

c. Down Payment Requirements: Assess the down payment requirements for the mortgage. Generally, a larger down payment leads to a lower loan-to-value ratio, potentially resulting in better interest rates and reduced monthly payments. 

2. Private Financing: Private financing offers an alternative to traditional mortgages and involves obtaining funds from individuals or private lenders. Consider the following when exploring private financing options: 

a. Terms and Conditions: Private financing often offers more flexibility in terms of repayment schedules, interest rates, and collateral requirements. Evaluate the terms and conditions carefully, ensuring they align with your investment goals and risk tolerance. 

b. Investor Relationships: Building relationships with private lenders or investors can provide access to funding for real estate investments. Networking and establishing trust are essential when seeking private financing. 

3. Partnerships: Partnerships can be an effective way to pool resources and share the financial burden of real estate investment. Consider the following aspects when evaluating partnership opportunities: 

a. Shared Investment and Responsibilities: Determine the financial contributions, responsibilities, and decision-making processes within the partnership. Clearly define roles and expectations to ensure a mutually beneficial arrangement. 

b. Legal Agreements: Establish a legally binding partnership agreement that outlines the terms, profit sharing, exit strategies, and dispute resolution procedures. Consult with legal professionals experienced in real estate partnerships to protect all parties involved. 

4. Affordability and Return on Investment: When considering financing options, it is essential to assess affordability and the impact of financing on investment returns. Consider the following factors: 

a. Cash Flow Analysis: Conduct a cash flow analysis that includes mortgage payments, operating expenses, and projected rental income. Evaluate whether the investment is cash flow positive and sustainable in the long run. 

b. Return on Investment (ROI): Evaluate the potential return on investment by considering the financing costs and projected appreciation or rental income. Calculate metrics such as cash-on-cash return and cap rate to assess the investment's profitability.     

Conclusion:  

Understanding financing options and evaluating mortgage considerations are crucial steps in real estate investment. By assessing factors such as interest rates, loan terms, down payment requirements, and the impact of financing on investment returns, investors can make informed decisions. Traditional mortgages, private financing, and partnerships offer different avenues to secure funding for real estate investments. Assessing affordability and conducting cash flow analysis help determine the viability of the investment and its potential for long-term financial growth. Remember to consult with financial professionals and conduct thorough due diligence when selecting financing options that align with your investment goals and risk tolerance.

Section 3: Property Analysis and Due Diligence  

Introduction:  

In this section, we will explore the importance of property analysis and due diligence in real estate investment. Before making a real estate investment, it is essential to thoroughly evaluate the property and assess its potential. We will discuss the factors to consider during property analysis, including property condition, market value, rental potential, and potential risks. Additionally, we will provide guidance on conducting property inspections, reviewing financial statements, and assessing legal aspects, such as zoning regulations and title searches. 

1. Property Condition: Assessing the condition of a property is crucial to understanding its current state and potential future expenses. Consider the following aspects during property analysis: 

a. Physical Inspection: Conduct a comprehensive property inspection to identify any structural issues, maintenance needs, or potential hazards. Hire a qualified professional or a trusted inspector to thoroughly examine the property, including the foundation, roof, plumbing, electrical systems, and overall structural integrity. 

b. Property Age and History: Consider the age of the property and its maintenance history. Older properties may require more frequent repairs and renovations, which can impact the overall investment viability. 

2. Market Value and Rental Potential: Determining the market value and rental potential of a property is crucial for assessing its income-generating potential. Consider the following factors: 

a. Comparative Market Analysis: Conduct a comparative market analysis to determine the property's value in relation to similar properties in the area. Evaluate recent sales prices, rental rates, and market trends to gauge the property's financial attractiveness. 

b. Rental Market Analysis: Assess the demand for rental properties in the area, vacancy rates, and rental rates for comparable properties. Understanding the rental market helps determine the property's income potential and the feasibility of achieving desired returns. 

3. Potential Risks: Identifying potential risks associated with the property is an essential part of due diligence. Consider the following: 

a. Environmental Concerns: Assess any potential environmental hazards or contamination issues that may affect the property's value or future development plans. Conduct research and consult environmental experts if necessary. 

b. Legal and Regulatory Considerations: Review zoning regulations, building codes, and any legal restrictions or pending lawsuits that may impact the property's use or value. Conduct a title search to ensure clear ownership and identify any encumbrances or liens on the property. 4. Financial Analysis: Reviewing the financial aspects of the property is crucial for understanding its income potential and financial viability. Consider the following: 

a. Financial Statements: Review the property's financial statements, including income and expense records, to assess its financial performance and potential profitability. This information helps determine cash flow, operating expenses, and net income. 

b. Pro Forma Analysis: Create a pro forma analysis that projects future income, expenses, and potential returns based on market research, rental potential, and expected expenses. This analysis provides a clearer picture of the property's financial outlook and potential return on investment. 

Conclusion:  

Property analysis and due diligence are vital components of real estate investment. By thoroughly evaluating the property's condition, market value, rental potential, and potential risks, investors can make informed decisions and mitigate potential pitfalls. Conducting property inspections, reviewing financial statements, and assessing legal aspects such as zoning regulations and title searches are essential steps in the due diligence process. Remember that thorough analysis and due diligence contribute to successful real estate investments and long-term financial growth.

Section 4: Rental Properties and Passive Income  

Introduction: 

In this section, we will delve into the benefits of investing in rental properties and generating passive income. Rental properties can be a lucrative investment avenue, offering consistent cash flow and long-term wealth-building potential. We will discuss important considerations such as rental market analysis, property management, tenant screening, and lease agreements. By understanding these aspects, investors can effectively manage their rental properties and maximize their rental returns. 

1. Rental Market Analysis: Before acquiring a rental property, it's crucial to conduct a thorough rental market analysis. This involves evaluating factors such as rental demand, vacancy rates, rental rates, and potential rental income in the target area. By understanding the local rental market, you can make informed decisions regarding property selection, rental pricing, and identifying desirable tenant demographics. 

2. Property Management Considerations: Managing rental properties requires careful attention to various aspects. 

Consider the following property management considerations: 

a. Repairs and Maintenance: Develop a proactive approach to repairs and maintenance to keep the property in good condition and attract quality tenants. Regular inspections, addressing maintenance issues promptly, and maintaining relationships with reliable contractors are essential for ensuring tenant satisfaction and preserving the property's value. 

b. Tenant Relations: Foster positive relationships with your tenants by providing clear communication channels, addressing concerns promptly, and ensuring fair and respectful treatment. This helps promote tenant satisfaction, reduces turnover, and encourages timely rent payments. 

c. Rent Collection: Establish a streamlined rent collection process to ensure timely and consistent payments. Consider online rent payment options, automated reminders, and clear rent payment terms outlined in the lease agreement. Consistency in rent collection is vital for maintaining cash flow and financial stability. 

3. Tenant Screening: Thorough tenant screening is crucial for minimizing risks and maintaining a high-quality tenant base. Implement a screening process that includes background checks, credit checks, income verification, and contacting previous landlords for references. This helps identify reliable and responsible tenants who are likely to fulfill their lease obligations and maintain the property well. 

4. Lease Agreements: Having a comprehensive and legally sound lease agreement is vital for protecting your interests as a landlord. Ensure your lease agreement includes important terms such as rent payment details, lease duration, security deposit information, maintenance responsibilities, and tenant obligations. It's recommended to consult with a real estate attorney to ensure compliance with local laws and to address specific considerations relevant to your rental property. 

5. Maximizing Rental Returns: 

To maximize rental returns, consider the following strategies: 

a. Rental Market Assessment: Regularly assess the local rental market to determine if rent adjustments are necessary. Evaluate rental rates in the area and make adjustments based on market conditions, property improvements, and tenant demand. 

b. Property Upgrades: Invest in property upgrades and improvements that enhance the rental property's value and appeal. This can include cosmetic updates, energy-efficient features, or amenities that attract higher-paying tenants. 

c. Efficient Expense Management: Monitor and manage property expenses effectively. Seek competitive bids for maintenance and repair services, explore energy-saving measures to reduce utility costs, and optimize property management processes to minimize administrative expenses.   

Conclusion:  

Investing in rental properties offers the potential for generating passive income and long-term wealth accumulation. By conducting a rental market analysis, implementing effective property management strategies, conducting thorough tenant screenings, and utilizing comprehensive lease agreements, investors can maximize their rental returns and mitigate risks. Remember to regularly assess the rental market, maintain the property, and foster positive tenant relationships to ensure the success and profitability of your rental property investments.

Section 5: Flipping Properties for Profit  

Introduction:  

In this section, we will explore the strategy of property flipping, which involves purchasing properties with the goal of renovating and selling them for a profit. Flipping properties can be an exciting and potentially lucrative investment opportunity, but it requires careful planning and execution. We will discuss the importance of understanding market dynamics, estimating renovation costs, and identifying potential profit margins. Additionally, we will provide guidance for beginners on conducting comparative market analysis, working with contractors, and navigating the selling process. 

1. Understanding Market Dynamics: 

Before diving into property flipping, it's crucial to understand the local real estate market dynamics. Consider the following factors: 

a. Market Trends: Analyze market trends, including property values, supply and demand, and market appreciation rates. This information will help you identify areas with high potential for property flipping. 

b. Target Market: Define your target market, such as first-time homebuyers or investors, and understand their preferences and needs. Tailor your renovation and selling strategy to appeal to your target market. 

c. Location: Evaluate the location of the property, considering factors like neighborhood amenities, proximity to schools, transportation, and job opportunities. Properties in desirable locations often have higher resale value. 

2. Estimating Renovation Costs: 

Accurately estimating renovation costs is essential for budgeting and ensuring a profitable flip. 

Consider the following steps: 

a. Property Inspection: Conduct a thorough inspection of the property to identify potential issues and necessary repairs. Engage a professional inspector if needed to identify hidden problems. 

b. Scope of Work: Create a detailed scope of work that outlines the renovations and repairs required. Obtain multiple quotes from contractors to compare costs. 

c. Contingency Budget: Set aside a contingency budget to account for unexpected expenses that may arise during the renovation process. It's advisable to allocate around 10-20% of the total renovation budget for contingencies. 

3. Identifying Potential Profit Margins: 

Determining potential profit margins is crucial to assess the feasibility of a property flip. Consider the following factors: 

a. Acquisition Costs: Calculate the total acquisition costs, including the purchase price, closing costs, and any financing expenses. 

b. Renovation Costs: Add up the estimated renovation costs based on the scope of work. 

c. Selling Expenses: Consider the costs associated with selling the property, such as real estate agent commissions, staging, and marketing expenses. 

d. Market Value: Determine the potential market value of the renovated property by conducting a comparative market analysis (CMA) and evaluating recent sales of similar properties in the area. 

e. Profit Margin: Calculate the potential profit margin by subtracting the total acquisition costs, renovation costs, and selling expenses from the estimated market value. 

4. Conducting Comparative Market Analysis (CMA): 

A CMA helps determine the potential resale value of the renovated property. Consider the following steps: 

a. Research: Gather information on recently sold properties in the area that are similar in size, condition, and location to the property you plan to flip. 

b. Analyze Comparable Sales: Analyze the sale prices of the comparable properties to get a sense of the market value and identify any price trends. 

c. Adjustments: Make adjustments for differences between the comparable properties and your target property, such as square footage, number of bedrooms, or amenities. 

d. Determine Market Value: Based on the adjusted sale prices of comparable properties, estimate the potential market value of your renovated property. 

5. Working with Contractors: 

Successful property flipping often requires working with reliable and skilled contractors. Consider the following tips: 

a. Obtain Multiple Bids: Obtain multiple bids from contractors for the renovation work. Evaluate their expertise, experience, and reputation before making a decision. 

b. Clear Communication: Clearly communicate your expectations, budget, and timeline to the chosen contractor. Regularly communicate and monitor the progress of the renovation to ensure it stays on track. 

c. Contracts and Agreements: Have a written contract that outlines the scope of work, timelines, payment terms, and any warranties or guarantees. Consult with legal professionals to ensure a comprehensive agreement. 

6. Navigating the Selling Process: 

Once the renovation is complete, it's time to sell the property for a profit. Consider the following steps: 

a. Real Estate Agent: Decide whether to work with a real estate agent or sell the property independently. An experienced agent can provide market insights, marketing expertise, and help negotiate the best sale price. 

b. Staging and Marketing: Stage the property to showcase its best features and appeal to potential buyers. Invest in professional photography and marketing materials to attract attention. 

c. Pricing Strategy: Set a competitive and realistic sale price based on the market value and your desired profit margin. Consult with your real estate agent to determine the optimal pricing strategy. 

d. Negotiation and Closing: Evaluate offers received, negotiate terms, and work with your agent to facilitate a smooth closing process. 

Conclusion:  

Flipping properties for profit can be a rewarding investment strategy, but it requires careful planning and execution. Understanding market dynamics, accurately estimating renovation costs, and identifying potential profit margins are key elements of successful property flipping. Conducting a comparative market analysis, working with reliable contractors, and navigating the selling process are essential steps in maximizing the return on investment. Remember to conduct thorough due diligence, seek professional advice when needed, and adapt your strategy based on market conditions to increase your chances of a profitable property flip.

Section 6: Real Estate Investment Trusts (REITs) and Crowdfunding 

Introduction:  

In this section, we will introduce beginners to alternative real estate investment options, namely Real Estate Investment Trusts (REITs) and crowdfunding platforms. These investment vehicles provide opportunities for individuals to invest in real estate without directly owning and managing properties. We will discuss the benefits, risks, and considerations associated with REITs and crowdfunding. Additionally, we will provide insights on selecting REITs, evaluating crowdfunding opportunities, and understanding the legal and financial aspects of these investments. 

Real Estate Investment Trusts (REITs): 

 Real Estate Investment Trusts (REITs) are companies that own, operate, or finance income-generating real estate properties. Here are some key points to consider: 

a. Benefits of REITs: 

• Diversification: REITs allow investors to diversify their real estate holdings across different types of properties and geographic locations.
• Passive Income: REITs generate income through rental payments or property sales, providing investors with regular dividends.
• Professional Management: REITs are managed by experienced professionals who handle property acquisition, management, and maintenance.
• Liquidity: REITs are traded on public exchanges, providing investors with liquidity and the ability to buy or sell shares.

 b. Types of REITs: 

• Equity REITs: These REITs own and operate income-generating properties such as office buildings, apartments, shopping centers, and hotels.
• Mortgage REITs: Mortgage REITs invest in mortgages or mortgage-backed securities, generating income from interest payments.
• Hybrid REITs: Hybrid REITs combine elements of both equity and mortgage REITs, investing in a mix of properties and mortgages.

 c. Considerations: 

• Performance and Track Record: Evaluate the historical performance and track record of the REIT, including dividend history and growth.
• Property Portfolio: Assess the types of properties owned by the REIT and their locations to ensure they align with your investment objectives.
• Management Team: Research the experience and expertise of the REIT's management team in real estate investment and property management.

Crowdfunding Platforms: 

 Crowdfunding platforms have emerged as a way for individuals to invest in real estate projects collectively. Here are some key points to consider: 

a. Benefits of Crowdfunding: 

• Access to Diverse Projects: Crowdfunding platforms offer a wide range of real estate investment opportunities, including residential, commercial, and development projects.
• Lower Investment Threshold: Crowdfunding allows investors to participate in real estate projects with smaller investment amounts compared to traditional property ownership.
• Passive Investment: Investors can be passive participants in the project, relying on the expertise of the project sponsor or manager.
• Potential Returns: Successful projects can provide investors with potential returns through rental income, property appreciation, or profit sharing.

 b. Risks and Considerations: 

• Due Diligence: Conduct thorough due diligence on the crowdfunding platform and the project sponsor, including their track record, project details, and financial projections.
• Regulatory Compliance: Ensure the crowdfunding platform is compliant with relevant securities laws and regulations.
• Investment Structure: Understand the legal and financial structure of the investment, such as the holding entity, profit-sharing arrangements, and exit strategies.
• Liquidity: Crowdfunding investments often have limited liquidity, with specific holding periods or restrictions on selling shares.

Legal and Financial Considerations: 

 a. Regulations: Understand the legal and regulatory requirements governing REITs and crowdfunding investments in your jurisdiction. 

b. Tax Implications: Consult with tax professionals to understand the tax implications of investing in REITs or participating in crowdfunding projects. 

c. Investment Horizon: Consider your investment horizon and align it with the lock-in periods or expected project durations associated with REITs or crowdfunding investments. 

Conclusion:  

Real Estate Investment Trusts (REITs) and crowdfunding platforms provide alternative avenues for individuals to invest in real estate without direct property ownership. REITs offer the benefits of diversification, passive income, professional management, and liquidity. Crowdfunding platforms allow investors to participate in real estate projects collectively, with lower investment thresholds and potential returns. However, it is important to conduct thorough research, evaluate the performance and track record, and consider legal and financial aspects before investing in REITs or participating in crowdfunding. Consult with financial advisors and legal professionals to ensure you make informed investment decisions based on your financial goals and risk tolerance.

Section 7: Risk Management and Legal Considerations  

Introduction:  

In this section, we will highlight the importance of risk management and legal considerations in real estate investment. Investing in real estate involves various risks and legal obligations that investors need to be aware of and address. We will discuss key topics such as insurance coverage, property taxes, landlord-tenant laws, and compliance with local regulations. Emphasizing the significance of consulting with legal professionals, we will guide investors on how to ensure adherence to legal requirements and effectively manage risks in their real estate investments. 

1. Insurance Coverage:  

Insurance plays a crucial role in managing risks associated with real estate investments. Here are important points to consider: 

a. Property Insurance: Protect your investment property against risks such as fire, theft, natural disasters, and liability claims. Ensure you have adequate coverage that aligns with the property's value and potential risks. 

b. Liability Insurance: Obtain liability insurance to protect yourself against potential claims from tenants, visitors, or third parties who may suffer injuries or property damage on the premises. 

c. Umbrella Insurance: Consider additional coverage through an umbrella policy that provides extra liability protection beyond the limits of your property insurance. d. Consult an Insurance Professional: Work with an insurance professional who specializes in real estate to assess your specific needs and obtain appropriate coverage. 

2. Property Taxes:  

Understanding and managing property taxes is essential for real estate investors. Consider the following: 

a. Research Local Tax Rates: Research the property tax rates in the specific location where you plan to invest. Property tax rates can vary significantly across different jurisdictions. 

b. Budget for Property Taxes: Include property taxes in your financial projections and ensure you have sufficient funds to cover these expenses. 

c. Tax Assessments and Appeals: Stay informed about the tax assessments for your property and, if necessary, consider appealing the assessment if you believe it is inaccurate or unfair. 

d. Tax Planning: Consult with a tax professional to explore strategies for optimizing your tax obligations related to your real estate investments. 

3. Landlord-Tenant Laws:  

Understanding and complying with landlord-tenant laws is crucial for investors who plan to rent out their properties. Key considerations include: 

a. Rental Agreements: Ensure your rental agreements comply with local laws, cover essential terms and conditions, and clearly outline the rights and responsibilities of both landlords and tenants. 

b. Security Deposits: Familiarize yourself with the laws governing security deposits, including the amount you can collect, the rules for handling and returning deposits, and the requirements for providing written notices. 

c. Habitability Requirements: Understand your obligations as a landlord to provide habitable premises, including maintaining essential services and addressing necessary repairs in a timely manner. 

d. Eviction Procedures: Familiarize yourself with the legal process for evicting tenants if necessary, including the required notices and timelines. 

4. Compliance with Local Regulations:  

Compliance with local regulations is essential to avoid penalties and legal issues. Consider the following: 

a. Zoning and Land Use Regulations: Understand the zoning regulations and land use restrictions in the area where you plan to invest. Ensure your intended use of the property aligns with these regulations. 

b. Permits and Licenses: Obtain any necessary permits and licenses required for your real estate investment activities, such as rental licenses or renovation permits. c. Fair Housing Laws: Familiarize yourself with fair housing laws and ensure you adhere to anti-discrimination guidelines when selecting tenants. 

d. Consult Legal Professionals: Due to the complexity of legal requirements and regulations, it is advisable to consult with legal professionals who specialize in real estate to ensure compliance and mitigate legal risks. 

Conclusion:  

In real estate investment, managing risks and adhering to legal obligations are crucial for long-term success. By obtaining appropriate insurance coverage, understanding property tax obligations, complying with landlord-tenant laws, and adhering to local regulations, investors can mitigate potential risks and legal issues. Consulting with legal professionals and other experts in the field can provide valuable guidance and ensure compliance with all legal requirements. By effectively managing risks and addressing legal considerations, investors can protect their investments and maximize their returns in the real estate market. 

OVERALL CONCLUSION

Embarking on a real estate investment journey as a beginner can be both exciting and challenging. By employing effective investment strategies, conducting thorough research, and seeking expert guidance, you can position yourself for success in the dynamic world of real estate. Remember to continuously educate yourself, stay informed about market trends, and adapt your strategies as necessary. Stay tuned to Digital Legal Perspectives KE for more informative articles on legal matters and real estate investment insights.