Handling a Financial Loss

I am compelled to write this blog about handling a financial loss, because recently I’ve been searching for failure stories.

We learn so much when we study failure. There is nothing like hearing what happened in an endeavor that went wrong and how the investors failed or turned it around and ended up ahead of the game.

There are three main endeavors where one could lose a chunk of cash rather quickly and they are:

1)            The stock market

2)            The business world

3)            The real estate

In interviewing quite a few entrepreneurs I have summarized a few common denominators for failure in these endeavors:

Due Diligence: The first reason investors lose money is they look at the future numbers (the proforma) and they neglect to do the proper due diligence on the actual status of the business itself before investing. They invest based on hope and trust in the people involved when they should focus on the business model and system in place as a top priority.

Whether a stock purchase, a business purchase or a real estate acquisition, we only get into a transaction with the anticipation of future cash flows and an increase in the intrinsic value of the investment. But it is as important to have a clear exit as well.

When the expected outcome does not materialize, you could almost always trace it back to lack of knowledge in what you got yourself into. You see, the end goal of knowledge (through study and due diligence of the facts and figures) is to be able to predict more accurately and outcome of what you’ve analyzed.

A solid written agreement: The second reason investors lose money is they do not have the proper protection from the beginning to handle the down side:

In trading securities the choice of trade and the position you take using option derivatives and stocks could reduce or even eliminate any down side while keeping the upside open and unlimited.

In business the writing agreement must give you the right to step in and take the business over to recuperate your money and not be held hostage for the principals to make any more devastating decisions.

In real estate you must be able to know how to do creative financing to carry a note and resell or rent till you are able to sell at a decent price or negotiate with the bank from the beginning a non-recourse loan or if you must guarantee the loan since this is what’s most common today, you must talk to the bank early on about a loan modification instead of a foreclosure.

Decision and solution: The third reason for the loss of money in an endeavor is because once the investor realizes the endeavor has not panned out as anticipated, he/she takes too long to decide what to do next. They start relying on partners or staff opinions that are usually trying to justify what they did wrong. The sooner you detect a decline and act on it the better you will be. It critical to immediately make a list of the problems and brainstorm solutions with experts from same and different fields to decide on the best course of action. Preferably the experts should not have any gain in the outcome. But you must act fast to get the solutions implemented.

Massive Action: Fourth reason is some of these investors lose not only faith, as they get discouraged from the negative outcome, they also lose their will and the energy and to take action as needed.

The key thing to realize that time is of the essence when your investment moves against you and you begin to lose money. The longer you wait the less likely you will recover your money or the longer it will take for you to breakeven. The last thing you want is money, time and energy lost.  Mind you a financial breakeven is not a breakeven because you will have a time and opportunity loss that you could never recover.

Your problems will be as small or as big as you are willing to confront them and put communication out in the direction of resolving the negative results.

Cutting your losses and moving on could be a choice to make if you realize that investing more time and effort will just make it even less likely to recover. But don’t give up so quickly.

At the end you would be so proud of yourself when you fight a downtrend and win.

What if you did everything right and still lost?

On a positive note, a loss strips us of the unessential in life. It brings us back to what’s important and valuable like positive relationships and solid principles to live by.

If you lost, make a list of the good things you have and are grateful for. It will lift your morale.

Never compromise your integrity no matter the situation or the loss. Stay true to your end goal and always believe in a better tomorrow.

Without a seed of optimism you may never recover and worst yet you may never invest again.

Rest assured, no one wins all the time. Actually it wouldn’t even be so much fun.

Happiness itself is described as a condition based on conquering obstacles on the way to achieving goals.

I wish you better due diligence, more careful written agreements, faster decisions and more solutions to be implemented with a massive degree of action and energy to turn around any declining trend and potential loss.

And if all else fails, you could at least be proud that you gave it your all and played by the rules with honesty and intelligence.

At the end of your days, you will probably realize that it is better to have tried and failed then not to have tried at all and wondered what could’ve done if only…

Invest wisely,

Cherif Medawar

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The New Business Evolution

When you ask anyone about the evolution of business they usually start by telling you how we evolved from the agricultural age, to the industrial age, to the information age. Every company is trying to sell you products, services or information today, but truly the world has evolved into the technology age.

We have had innovation for hundreds of years but with the technology made innovation picked up pace to a level that is overwhelming, confusing and even frustrating to many people. The demand now has moved from “customers” needing products, services and information to “users” needing direction, support and solutions. The velocity of such change and the insistence on the consumers’ part to become users, fully involved in the product, and truly engaged in the services is a huge part of how the information exchange is taking place.

This change is occurring so fast nowadays that it seems incomprehensible for many experienced executives in large companies.  Their experience is their enemy because it is out dated.  And the young MBA entrepreneurs are using words like “game changer” and “strategic integration” etc. etc. which make them sound very articulate but sadly they are unaware of the true evolution.

Today’s consumers want to be integrated in whatever the company offers, and they demand personalized support and on going solutions, not just standardized products, services and same old regurgitated repackaged information.  Giving your company a strong on line presence and offering different products and packages, can only take you so far and help you sell so much.

Providing personalized support and actual solutions to the consumer’s daily challenges is where the future is and where it will always be from this point forward, thanks to the advancement in communication, technology and connectivity.  The sooner you and your company acknowledge this emergence that is gaining momentum, the sooner you will benefit from the compounding effect of this new business evolution.

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Get Started Investing in Apartments and Multi-Units TODAY

This is the real thing. Are you ready?

I want you to succeed investing in Apartments & Multi-unit. And my Commercial Real Estate Roundtable (CRERT) is going to make it happen. This is not the typical, outdated theory you may have seen before… or boring, re-hashed techniques the “pretenders” repeat over and over… this is specific, proven, real-life training.

Now you can enjoy it from the comfort of your living room!
CRERT is a new training format that is interactive learning at its finest. Through my strategies you will begin to FIND, ANALYZE CONTROL, TIME, & STRATEGIZE and begin INVESTING in Apartments & Multi-family Properties.

For the next 5 hours, you can have my physical DVD set shipped to your house for $1.00.
Can you see the power in this!?!?

CLICK Here to get started

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Make Money by Investing in Apartment Buildings – Part III

Once you identify a property with a combination of the items mentioned above your next most important move is to structure the deal creatively with the seller:

A) Seller willing to carry some financing

B) Seller willing to carry all the financing

C) Seller will to let you do a lease with an option to buy

D) Seller willing to let you syndicate

E) Seller willing to have you co-syndicate

F) Seller willing to have you partner up

G) Seller willing to have you takes an option to buy his building

H) Seller willing to give you access to pretty to make changes before buying

I) Seller willing to have you manage the property to asses opportunity to buy

J) Opportunity to get partners

K) Seller doing rehabbing before you buy

L) Get loan from bank and seller carries difference

M) Get partner to put money and you do the work

N) Assign deal

O) Create a special purpose LLC for opportunity to syndicate using IRAs

P) Put property under contract and work with 1031 exchanges

Q) Get a hard money loan

U) Team up with a contractor to do the work

R) Work with bank to do a short sale

S) Close your purchase on the 3rd to get all the rent and deposit credits

T) Close your sale on the 3rd to benefit the buyer and use as negotiation tool

V) Buy in stages option to buy a percentage then more then more etc

W) Partner with broker

X) Partner with Management Company

 

To your ongoing success,

Cherif Medawar

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Make Money by Investing in Apartment Buildings Part II

We last spoke about defining what a good deal is. Now let’s talk about where you can find such good deals and make some money investing in apartment buildings.

Where could you find such deals?

1) Look on Internet websites (I have a list of all these websites spelled out in the CRERT event)

2) Talk to brokers

3) Go to auctions

4) Government foreclosures

5) Bank repossessions

6) Advertise

7) Get a list of apartment building owners and call them or write to them

8) Talk to management companies

9) Look at apartments.com and call leasing companies and owners

10) Talk to 1031 exchange accommodators

To your continued success,

Cherif Medawar

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Make Money by Investing in Apartment Buildings

Making money in apartment buildings is not easy. We at CMREI have created three sets of lists that will help you along your way to make massive amounts of income by investing in apartment buildings. We are going to split the lists up in 3 separate blogs over the next few days, so be sure to stay tuned.

The first thing you want to do when you decide to invest in apartment buildings is to know where to find the best deal.

Let’s take a moment to define what a good deal is for an apartment building:

1) Net operating income could more than cover the payment with zero down

2) Cap rate would be at 2 to 3% higher than current interest rates

3) Property in good condition

4) Property on large land (potential split to sell or developing more)

5) Bank willing to loan and lock rate for a long time

6) Huge upside opportunity

A) More units to rent

B) Possibility to create condos

C) Possibility for TICs (Tenancy in Common)

D) Possibility to advertise

E) Placing antennas on roof

F) Increasing rent

G) Decreasing expenses

H) Local government programs

I) Potential change of use i.e. medical building or assisted living

J) Has potential space for added amenities for adults

K) Has potential space for added amenities for kids

L) Possibility to co-syndicate with seller

M) Creating furnished units

N) Possibility to rent more units

O) Buying below replacement cost

P) Buying below comps per unit

Q) Buying below comps per square foot

U) Large parking lot that could have other uses

R) Having a management company in place flexible and helpful

S) Being able to rent less than comp rents but still cash flow

T) Having good traffic exposure to get tenants

V) In a trending up market

W) Poorly managed property where you can make profitable changes

X) Rent below market

Y) Low vacancy in neighborhood

Z) Growing businesses in neighborhood

Wishing you much success,

Cherif Medawar

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Three Basic Questions to Succeed in Life

Every now and then people open up and talk about their personal and business lives. They ask questions like: How can I increase my chances of success in real estate investing? What should I do? Should I marry?

At the risk of simplifying life too much, I would like to suggest that most questions for anyone starting life or re-starting it for that matter, usually revolve around three basic questions and decisions:

1) Where to live?
2) What to do?
3) Who to spend the rest of your life with?

Where to live?

Where to Live?

It is crucial to live in the right place (City) to increase your chances of success. If you end up living in a small town out in no where, you limit your opportunities and luck factor, unless of course you are some genius working on the internet and can work from anywhere in the world. But even if that’s the case, if and when you try to scale your business and raise capital, you will most likely run into the small town banker mentality where they resist funding any creative business endeavors.

You may also find out that there are probably no angel investors in your area. Or worst yet, all venture capitalists that specialize in your field are in some large city. It is very hard to get opportunities or grow when you are in a small town with limited resources.
You may be forced to relocate at a later time, which could disrupt not only to your business life but your personal life as well.

There is an advantage gained when you live in the right city that has energy and growth. Even if you feel the fast pace of life is not for you, you can certainly live in a quite location but keep your surrounding dynamic and hopeful

What to do?
The choice of career or business has as much to do with location as well as talent and timing. So like I said, if you chose to live in a good and relatively large city, your choice of career or business could blossom easier as more opportunities could exist and more deals are usually made there than in smaller city. But choosing the right career or business must also be made based on your talents and the current trends and growth momentum in the market. This will most certainly enhance your success potential and carry you to the next level.  No matter the choice of career or business your knowledge of technology will affect your success.

If you are in the right city and in the right growing business you could employ skilled people easier, get leads for your business faster, and more importantly, be able to create synergy with other professionals or business entrepreneurs. These elements will create your ultimate increase in income potential and balance of life if you play your proverbial business cards right.

There is an advantage gained when you do what you enjoy most and are successful at it. So now that you could be at the right place (or city), doing the right thing (career or business), at the right time (based on current market place and trends), then you probably would want to share your success and growth with someone that you love and are compatible with.

Who to spend the rest of your life with?

I love my family!

To have a successful and long lasting relationship you need to follow the same line of thinking:
1) Find someone in the same great city where you both want to live in.
2) Select the person that could support your choice of career or business, and you could support in return his/her choice of profession.
3) Commit to that person and accept him/her unconditionally without too much effort or compromise.

The third step is usually the hardest but the idea is you want to be with someone with whom you have synergy and understanding so it creates steady growth in your lives. Not someone who is a burden, with loads of problems and issues seeking you for solutions and answers.

So how come some people fail so miserably in their vocational choice and/or personal lives?
Well, it seems that many people do things backwards:
They get so anxious about creating “stability” in their life that they miss out on life itself.
The so-called “stability” they seek, is nothing more than a quest for “routine”. But life is dynamic and changing, so they end up frustrated with the unpredictability of the daily challenges and stressful events.

These people fail to adjust properly to the very people they hope to attract as long-term mates as they usually exhibit energy fluctuation and mood swings that make it difficult for anyone to adjust or commit to them for the long term.

Some people long for a meaningful relationship so badly, that they lose their independence and end up hooking up with the first person with who they feel compatible.
They make a huge adjustment to themselves, (whether right away or over time) and they compromise who they are and what they want out of life. For instance, their mate may want to be in a smaller city to be near family and friends. They agree, but usually at the expense of derailing their career or business which soon enough makes them feel that they are living in the margin of life and their world collapses.

Even if their mate wants to live in the same city where they are, but either of them is not supportive of the other person’s career or business choice, sooner or later either of them will feel unfulfilled and disappointed or even depressed.  This decrease in morale starts rubbing off on other areas of their lives and decreases their chances of success.  Sadly the down spiral continues until they end up noticing all the flaws in their mate, no more compromising or adjusting for growth and a break up ensues derailing both personal and business lives.

There is an advantage gained when you are with someone who wants to be in the same place where you live, who supports what you do and feels supported by you, so you can ultimately love each other unconditionally and grow together both personally and professionally.

Any compromise in answering the three questions and following them in the proper sequence could easily cause disappointment and failure in life.

I hope you reach your maximum potential in your personal and business lives without wasting any time because time is what life is made of.

Wishing you good choices,
Cherif Medawar

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Using Syndication and Group Investing for Commercial Real Estate Investing

A “syndication” is group investing. The SEC allows anyone the opportunity to raise money from qualified investors based on certain conditions to deploy their capital into profitable real estate investments to benefit the group and the Syndicator. This is based on Reg. D 504-505 and 506.

Group INvesting

Now THIS is a group!

The challenge most aspiring Syndicators run into is coordinating the three functions:

a) Drafting and filing the legal documents with the SEC (The Private Placement Memorandum – PPM)

b) Finding and raising capital from investors

c) Selecting the best real estate deals and managing the money profitably

Each of these functions is a full time commitment, so most investors and brokers just never get started or become syndicators.

In an effort to ease the way into the world of syndicates, I set up my private fund MIGSIF in a manner that can be used as a Fund of Funds.

This means that any graduate of my special events can syndicate by raising capital and deploying it immediately into MIGSIF, without any delays, to benefit in several ways:

1)  The use of my attorney and my legal documents and accounting (This saves the new Syndicator a huge amount of time, money and effort trying to draft a PPM and deal with on going accounting.)

2) The use of my existing Fund to deploy the capital (This saves a huge amount of time and risk trying to find and acquire good investment opportunities.)

3) The use of my credibility and history of performance in the real estate market and private fund arena. (Having me as an associate/mentor could boost the results of capital raising, especially after the intensive training the new Syndicators receive at the Puerto Rico event.)

4) The use of my generous payout amounts to pay out a lower amount and benefit from the spread and arbitrage (This allows the new Syndicator to deploy capital profitably from day one and on an on going basis.)

5) The use of the Fund of Funds structure to deploy the capital as it is raised without delays. And then once enough funds have been raised the Syndicator can decide to pull the money out and do his/her own deals separately. (This allows the new Syndicator to deploy the capital raised immediately. Once a large amount has been raised, if he/she wishes to branch out on their own, the funds will be available for them to use immediately.)

By using my existing private offering any graduate of my special events can get started in the commercial real estate syndication arena that is both beneficial and rewarding to all involved.

Many of you are currently following my written blog and video series about Apartments and Multi-units. Syndication is a strategy that you can use to get in the game. Syndication is a platform you can use to finance these deals. As I have explained before starting your fund, raising the investor interest & capital, and finding the deals happens simultaneously. Many Syndicators struggle with marketing to investors when the deal hasn’t been locked in. Who wants to park their money at no return? The Fund of Fund allows you to raise money, pay your investors, and then allow you to deploy the money into your specific Apartment or commercial property as you control the property. The Fund of Funds is a “Win, Win, Win.”

As an investor or a person interested in Syndication do you see the power in this set up. Do you see the value in this strategy? How would you execute this for yourself?

Wishing you much success,

Cherif Medawar

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Three Ways to Make Money Investing in Apartments and Multi-Family Buildings

The #1 question my friend & designated Apartments and Multi-unit CMREI Coach gets from our graduates is: “Where is the best place to start?”

In order to help them figure out the answer, he has them focus on the end results and asks them a 3-part question in return:

What is the end result you are trying to accomplish?

1.      Do you need cash now? OR

2.      Do you want to have a monthly cash flow? OR

3.      Would you like to have a combination of both?

So let’s take a closer look at each choice:

CASH NOW– This seems to be where a lot of new investors with little-to-no cash start. It’s all about controlling a property through a contract to purchase or option.

Once that investor has control, then the next step is to sell or assign the controlling interest to another investor for a fee.

Jerry himself has done several assignments and knows exactly the elements that must exist to make the deal attractive for the Assignees.

He has had some small buildings assigned for as little as $10,000 and has done some that are over $70,000 on larger building buildings. This is a great strategy for beginners because if they cannot assign they can walk away without an obligation to purchase.

MONTHLY CASH FLOW – This is a strategy used by investors who usually have their own cash to invest. They may have funds in a savings account, IRA’s or in other investments.

These investors follow the FACTS system with Jerry’s guidance. They are usually looking for a property in good condition, with good occupancy at the best possible price compared to the net operating income. They want high CAP rates.

Jerry helps them analyze the numbers and guides them through a detailed due diligence following the proper checklists provided by CMREI.

Even when the property cash flows very well, it is crucial to know how to structure the deal creatively to maximize the profits and get the best management company to handle the day to day while the investor takes the property to a higher and better use by increasing the net income.

COMBINATION OF BOTH – Many investors who are looking for a combination of CASH NOW and MONTHLY CASH FLOW focus on finding a great deal and lining up investors.

This strategy works well when investors with little to no cash, who are willing to do most of the work, line up investors with lots of cash who don’t want to do any of the work. The transaction is done through the set up of a Joint Venture.

For example, let’s say that Investor #1 has the ability and the time to find great deals but has limited cash available to invest in the deals. But Investor #2 has the cash ready to invest, but either has no time to do so or is no interest in spending the time to find a great deal.

Investor #1 controls the deal, as in the above Cash Now Strategy. He/She then finds a cash investor, like Investor #2, with whom to create a Joint Venture.

Investor #1 sells their controlling interest in the deal to the Joint Venture for an upfront fee. Then both investors take part in the Joint Venture for the Monthly Cash Flow creating the best of both worlds.

The most important thing to always remember is not which strategy to choose, but rather to follow the FACTS system to get the best deal that will attract the most qualified investors. Jerry has traveled to many locations around the country to help graduate students who want to apply what they learned from CMREI into the real world. His experience and expertise in Apartment Buildings and Multi-unit has helped create many success stories for quite a few novice and experience graduate investors.

We hope you join us in one of our Field Mentoring programs for Apartment Buildings in any city of your choice, and get your next deal done for cash now and/or monthly cash flow.

Sincerely,

Cherif Medawar

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How to Get Tenants in Commercial Buildings

New rules and creative ways to place Tenants in commercial buildings

A year ago, I wrote a blog about making money by finding an empty retail single tenant building and getting a tenant for it by calling around until you locate the right one.

I have also challenged my student graduates of the special events to use of my building as a test case for their practice. We’ve done this last year for the graduates of the Puerto Rico wealth retreat event in Old San Juan, PR and the Inner Circle event in Cancun.

I blocked one of my choice properties: 205 Cristo St Old san Juan PR 00901, and had the graduates practice by using the Tenants List on CMREI.com and following my steps of calling & negotiating. To make it that much sweeter, they all had access to me for answers and guidance.

Cherif in front of one of his buildings on Cristo St.

We have noticed a few changes with the National Tenants as they start growing again so I would like to share with you some of their fundamental changes in their operating basis:

The great recession that caused many retailers to close some stores and re-structure their leases at renewal time had made many retail companies nervous and reluctant to engage in new store growth in the old ways of negotiating over the phone the LOI (Letter of Intent) and finalizing the lease through a couple of phone calls with their legal counsel.

Tenants are still interested, willing and able to grow but they would rather move cautiously until the market and the economy officially comes back to the norm.  So  here is what you may encounter and a few solutions and suggestions to make the deal a win/win for a long term Corporate Tenant that will make you very wealthy through the years:

1)   Tenant may want to “test the waters” by signing a shorter-term lease.

Your response should be: Allow them to do so but no less than 3 years. By 2015 market should have stabilized and growth will be eminent.

2)   Tenant may want to start with a lower monthly payment on the lease and a higher escalation

Your response should be: Allow them to do so but make certain that by the 3rd year they would be paying market value.

3) Tenant may want to lock in a long-term lease at low monthly payment and regular escalation

Your response should be: Allow them to do so but ask for a percentage of sales based on a low breakeven point. So when they build momentum you can benefit from that upside.

3)   Tenant may be willing to pay a higher lease amount if you as the Landlord would pay for some of their Tenant

Improvement also called build out cost.

Your response should be: Allow them to do so but ensure you have increased the rental amount to cover your upfront expense for the build out cost. Also consider going to the bank to ask for a credit line since you will have a corporate guarantee from the Tenant and the bank would consider this a low risk loan.

4)   Tenant may want to have a clause in the lease agreement stating that if they do not sell a certain amount in gross sales they would have the right to withdraw from the lease without a large penalty.

Your response should be: Allow them to do so but demand a 6 months advance notice and 6 months to a year only penalty. Early termination provisions work out well if they give you enough advanced notice.

5)   Tenant may ask for a seasonal lease. Meaning they could either rent or open a few months per year (being the busy season) or rent only during the holiday season. Or pay a different amount based on the season.

Your response should be: Allow them to do so but they must invest their own dollars for the Tenant Improvement and commit to a certain number of years on the lease. Ideally, have them consider opening for the whole year and adjust your rent based on the seasons.

Many other issues can come up when you negotiate an LOI or the actual lease. The idea is to remain creative and engaging. You want to make the lease a win-win for you and Tenant.

I find the down market of 2009- 10- and 2011 have made me even a better investors, more knowledgeable and more creative with the Tenants. There is only one way now and that is up as more retailers are looking to grow, more Franchisees are looking to open stores and more business owners are starting to venture in new entrepreneurial opportunities

I will be doing another Cancun Inner Circle event in May 2012. The graduates will have the challenge of placing a Tenant in one of my buildings in Puerto Rico. The incentive is they will receive up to $50,000 in referral fee and everyone will have the opportunity to practice the negotiations I mentioned above and will work closely with me to get that done within 90 days after the event.

In the Cancun event I will go over all the details and will role-play with the attendees to make certain everyone is confident and comfortable with the process.

If you do this once the right way with the right coaching, you will know how to do it again in any location with any Tenant for the rest of your life.

The event is limited to 15 attendees only. More details are posted at www.CMREI.com

See you in Cancun in a few weeks.

Sincerely,

Cherif Medawar

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