From one vending machine to Real Estate Empire |Japan Elite|Entrepreneur,Investor&Real Estate Expert

Summary

The speaker recounts their journey from an initial focus on jidam (vending machines) to a successful real estate venture in Japan. Starting with 17 rooms in Saitama, they rapidly expanded to 45, implementing strategies like no rent increases and free Wi-Fi to retain tenants and maximize profits. Despite challenges, they found success, especially during COVID-19, by minimizing renovation costs and leveraging their network for reduced service fees. The narrative highlights the importance of trust, calculated risks, and adapting business models for long-term gains in the property market.

Takeaways

• 🚀 The speaker's initial venture was in jidam (vending machines), not real estate, but they transitioned into real estate after a suggestion from a senior executive in a fan company.
• 🏢 The first real estate project started with 17 rooms in a Japanese condominium in Saitama, which was a typical Japanese place with Japanese contracts and practices.
• 📈 The speaker quickly expanded to 45 rooms within the same year, including properties in Shinjuku and Kawasaki, with aggressive strategies and trust in the advice given.
• 💡 A realization that profit requires hard work led to the decision to manage properties more directly, including firing kandas (management companies) and bringing in their own at a lower cost.
• 🤝 The importance of networking was highlighted, with a personal network from insurance, renovation, and advertising agencies helping to reduce costs and increase profits.
• 🏠 The speaker's policy of not raising rents and offering free Wi-Fi to long-term tenants was mentioned as a strategy to retain tenants and maximize profits.
• 📉 The COVID-19 pandemic was seen as an opportunity due to reduced renovation costs and the ability to maintain or even reduce operational costs.
• 🌟 The speaker's favorite property was highlighted, purchased in 2016 for its location, garden view, and open view, which attracted tenants and provided stability.
• 💼 The story of starting with jidam and then transitioning to real estate was initiated by a godfather figure who suggested starting with jidam first, leading to the purchase of the entire building.
• 📈 The capital gain from long-term property ownership was emphasized, with the speaker explaining how paying off a loan can lead to significant capital gains over time.
• 🤔 The speaker reflects on the decision-making process when purchasing properties, mentioning that actual profits were larger than initially anticipated due to a lack of detailed calculations.

Q & A

What was the initial focus of the speaker's business journey?

The speaker initially focused on jidam (vending machines), not real estate, as they wanted to but found it unprofitable and it went into litigation.

How did the speaker get involved in real estate?

The speaker got involved in real estate after a senior executive from a large fan company suggested they try it, which led to the speaker starting with a building in Saitama with 17 rooms.

What was the speaker's approach to managing the properties they acquired?

The speaker decided to fire the kandas (management companies) and bring in their own kandasha to manage the properties at a minimum cost, ensuring the profit was theirs.

How did the speaker's network help in their real estate business?

The speaker's network from insurance, renovation, and advertising agencies helped by charging less and doing good work, which contributed to profit maximization and cash flow management.

What policy did the speaker implement regarding rent increases for their tenants?

The speaker implemented a policy of not raising rents for their tenants, maintaining the same rent for eight years and even offering freebies as part of their strategy.

How did the COVID-19 pandemic affect the speaker's real estate business?

The speaker found the COVID-19 pandemic to be the best time for their business because renovation costs were very low, which helped in maximizing profits.

What was the speaker's strategy for adding value to their properties?

The speaker's strategy included adding free Wi-Fi to all buildings and reducing operational costs by getting their own maintenance companies, which helped in retaining tenants and maximizing profits.

How did the speaker's experience with the first property in Saitama lead to further opportunities?

After the initial success with the Saitama property, the speaker was quickly offered the opportunity to acquire more buildings in Shinjuku and Kawasaki, increasing their portfolio to 45 rooms.

What was the speaker's advice for people considering investing in real estate?

The speaker advised that investing in good quality apartments is a good idea, as they can command a premium in the market, especially for properties near stations and in high-demand areas.

How did the speaker's involvement with BNI lead to their first real estate opportunity?

The speaker met their 'godfather' at a BNI meeting, a business networking group, who offered them a jidam (vending machine) opportunity, which eventually led to the speaker buying the entire building.

What was the speaker's experience with the jidam business model?

The speaker found the jidam business model interesting as it required no investment and provided a small but consistent monthly revenue, which sparked their interest in the property where the jidam was located.

Outlines

00:00

🏢 Real Estate Journey and Business Strategy

The speaker discusses their initial foray into the real estate business, which began with a focus on jidam (a type of Japanese vending machine) rather than real estate. Despite initial failures and litigation, they were encouraged by a senior executive to venture into real estate. Starting with a 17-room condominium in Saitama, the speaker rapidly expanded to 45 properties within a year, leveraging trust and aggressive business tactics. They later implemented cost-effective strategies, such as hiring their own maintenance staff and reducing operational costs, to maximize profits. The speaker also highlights their policy of not raising rents and offering free Wi-Fi to enhance tenant retention and satisfaction.

05:15

🌿 Favorite Property and Its Appeal

The speaker describes a property purchased in 2016, emphasizing its location, garden view, and terrace flats as key selling points. They mention the property's appeal to tenants who appreciate the view and the parking facilities. The speaker also discusses the initial start with a single room, which led to the acquisition of the entire building, highlighting the role of their godfather in suggesting the venture. The property's spaciousness and flexibility in use are noted, along with the speaker's confidence in the investment due to the trust in their advisor.

10:15

💰 Profitability and Long-Term Strategy in Real Estate

The speaker reflects on the profitability of real estate, suggesting it's more lucrative than other investments. They discuss their approach to property management, including not raising rents and offering free Wi-Fi as incentives for tenants to stay. The speaker also explains their strategy of providing added benefits to long-term tenants to ensure retention and profitability. They mention the importance of sales expertise and the confidence it instilled in their investment decisions, as well as the significant capital gains they've achieved over time.

15:18

🛠 Property Management and Cost Minimization

The speaker details their approach to property management, emphasizing minimizing costs by hiring people directly and avoiding typical Japanese agencies. They discuss the benefits of reinforced concrete in ensuring the longevity of their properties and the potential for capital gain through long-term ownership. The speaker also mentions the importance of cash flow and capital gain, and how they've managed to maximize profits while maintaining the quality of their properties.

20:20

📈 Market Opportunities and Investment Insights

The speaker shares their experience as a pioneer among Indians in the Japanese property market, discussing the liberal loan conditions during 2014-2017 that facilitated their investments. They highlight the shift to stricter regulations and higher down payments in recent years but still recommend investing in high-quality apartments for the potential premium they can command. The speaker also touches on the preferences of Indian corporates for good locations and the importance of proximity to stations for vegetarian tenants.

25:23

🤝 Business Networking and Trust Building

The speaker recounts how they met their business mentor through BNI, a business networking community, and built a relationship based on trust. They describe the offer of a jidam business opportunity with zero down payment and the minimal but positive returns it provided. The speaker also explains the business model behind the jidam, where they became the owner with no operational involvement, and the subsequent introduction to a room and eventually the entire building in the same property, which they were able to purchase with no down payment.

🏘️ Property Occupancy and Tenant Preferences

The speaker discusses the occupancy of their properties, noting the initial period of empty rooms and financial losses. They highlight the property's appeal to Japanese tenants who prefer long-term stays and the property's location, visibility, and space as factors contributing to its desirability. The speaker also mentions the property's seclusion and the preference of Japanese residents, indicating a positive long-term outlook for the property.

Keywords

💡Jidam

Jidam, or 'automatic vending machine' in Japanese, is a key concept in the video as it marks the beginning of the speaker's journey into the real estate business. The speaker mentions that jidam was their initial focus, which later transitioned into real estate investment. An example from the script is when the speaker's godfather suggested starting with jidam, which led to the acquisition of a jidam business and eventually an entire building.

💡Real Estate

Real estate is central to the video's narrative, illustrating the speaker's transition from jidam to property investment. The speaker discusses their ventures into real estate, including the acquisition of buildings in Saitama and Shinjuku, and the challenges and strategies involved in managing these properties. The script mentions the speaker's initial lack of focus on real estate and the subsequent aggressive expansion into the field.

💡Litigation

Litigation refers to the legal disputes that the speaker encountered in their early real estate ventures, which were not profitable. This term is used to highlight the difficulties faced before the speaker found success in the real estate business. The script mentions that the speaker's initial foray into real estate 'went into litigation' and was not profitable at all.

💡CEO

The term CEO, or Chief Executive Officer, is used in the context of the speaker's godfather, who was a significant influence on the speaker's business decisions. As the CEO of a large company, he provided advice and opportunities that helped the speaker enter the real estate market. The script notes that the godfather's suggestion to try real estate initiated the speaker's journey.

💡Profit

Profit is a recurring theme in the video, with the speaker discussing various strategies to maximize profits from their real estate investments. The speaker talks about the realization that profit requires hard work and the implementation of cost-effective measures to ensure profitability. An example from the script is the speaker's decision to fire kandas (management companies) and bring in their own at a lower cost to increase profit.

💡Kandas

Kandas are property management companies in Japan. The speaker mentions firing kandas as part of their strategy to reduce costs and increase profits. By bringing in their own management at a lower cost, the speaker was able to maximize profits from their properties. The script illustrates this with the speaker's decision to 'fire the kandas' and bring in their own management.

💡Renovation

Renovation is a concept that the speaker uses to describe the improvements made to their properties to increase their value and attractiveness to tenants. The speaker mentions that during the COVID-19 pandemic, renovation costs were minimal, which was advantageous. The script includes the speaker's strategy of not raising rents and instead investing in renovations to improve the properties.

💡COVID-19

COVID-19 is mentioned in the context of its impact on the speaker's real estate business. The speaker found the pandemic to be a beneficial time for property investment due to reduced renovation costs. This term is used to highlight a specific period that influenced the speaker's business strategy. The script states that 'covid was the best time ever' for the speaker's business due to low renovation costs.

💡Wi-Fi

Wi-Fi is mentioned as one of the amenities provided by the speaker to tenants as an added benefit to encourage long-term tenancy and satisfaction. The speaker discusses offering free Wi-Fi as a strategy to retain tenants and improve the appeal of their properties. The script includes the speaker's decision to 'add Wi-Fi' to all buildings as part of their property management strategy.

💡Maintenance Companies

Maintenance companies are service providers that the speaker uses to maintain their properties. The speaker mentions getting their own maintenance companies to reduce operational costs and maximize profits. This term is used to illustrate the speaker's approach to cost management in property investment. The script describes how the speaker found maintenance companies that 'slashed down the prices heavily,' contributing to profit maximization.

💡Capital Gain

Capital gain refers to the increase in value of an asset, in this case, the properties the speaker has invested in. The speaker discusses the long-term capital gains realized from their real estate investments, highlighting the financial benefits of holding onto properties over time. The script includes the speaker's calculation of capital gains, stating that 'for 35 years...you are actually paying somewhere around 70% of capital versus 30% of interest'.

Highlights

The speaker's initial foray into jidam (vending machines) business before transitioning to real estate.

Real estate was not initially the speaker's focus due to previous unprofitable experiences with litigation.

A senior executive's advice led to the speaker's entry into the real estate market.

Starting with 17 rooms in a Japanese condominium in Saitama, the speaker's real estate journey began.

Rapid expansion to 45 properties within the same year due to aggressive business strategies.

The importance of trust in business decisions, as exemplified by the speaker's leap into real estate.

The realization that profitability requires hard work and strategic management.

Initiating cost-cutting measures by firing kandas (management companies) and bringing in more cost-effective alternatives.

Utilizing personal networks for renovation, advertising, and insurance to reduce costs and increase profit margins.

Maintaining a no-rent-increase policy for tenants over eight years to build trust and tenant retention.

Offering free Wi-Fi as an added benefit to encourage long-term tenancy and positive relationships with tenants.

Establishing a maintenance company to reduce operational costs and maximize profits.

The speaker's experience with property investment during the COVID-19 pandemic, viewing it as an opportune time for minimal renovation costs.

The acquisition of a property in 2016 with a garden view and terrace flats, contributing to tenant satisfaction and retention.

The speaker's belief in the long-term viability of their properties, estimating a lifespan of nearly 100 years.

The financial strategy of capital gain through property investment, emphasizing the benefits of long-term ownership.

The speaker's unique approach to property management, avoiding typical Japanese agencies and managing directly to minimize costs.

The story of how the speaker's first property deal came about through a business community and a trusted connection.

The concept of zero-down-payment property investment and the associated minimal returns.

The evolution from managing jidam to owning and managing an entire building, showcasing the speaker's business growth.

The importance of location and property quality in attracting tenants and maintaining high demand.

Transcripts

so uh so you were talking about uh then

you plunged into this first jid haki

business and then into real estate maybe

in short if you can talk your journey

from that first zidi to your current

project which is already done and what

is in pipeline yes sure and in total

also how many rooms and all yes

absolutely so um so as I said the

initial start was with the jidam and

jidam was my focus my real estate was

never my focus there although I always

wanted to

but I failed it was not profitable at

all it went into

litigation real estate is not

my but somewhere when actually

said you try um and he was at a very

senior he was in fact the CEO of a very

large Fan company at that time so I said

ch

and then that's how we started

that there were 17 rooms in that

building in saitama in Minami uraa that

is where I started which is a completely

Japanese condominium and uh typical

Japanese place where Japanese

contracts everything then I got the

immediately I got the Shinjuku building

opportunity then Kawasaki Mei and then

this number became 45 so suddenly within

the same year itself I jumped in quickly

becauseas was very very aggressive he

said and I actually experienced

this

in and that was fantastic

building so then I jumped on quite fast

then yes but it was you know somewhere

what trust that whatever uyama s says I

will never fail so trust so I jumped

into it quickly

then so ultimately tax

how am I going to

actually uh endash profit out of this

and then eventually I realized that this

is not the way uh I want to run if I

want profit I have to work hard for it

so one day I decided almost after a year

or so that I

decided then I started actually I

started firing the kandas simply

and decided that I will bring my own

kandasha who will do it at a minimum

cost for me and ensure that the profit

is mine so de you know the network of

all people from insurance

renovation uh advertising agencies and

these were all my people uh my network

people Network that came into place who

started charging me less and do good

work uh say profit encashment

cash

flow um and that's how it started so

these were all almost 45 to 50 rooms

then at that time then uh later

on eventually now even and I'll tell you

especially during the covid times I have

seen best the covid was the best time

ever in fact because

Co so my no renovation cost very little

renovation cost I would say costs were

very minimum the couple of rules that I

had standardized was first I'm not going

to trouble people by adding

rents so throughout eight years I have

never raised even a single rent by even

a single Yen so that has been the policy

in fact I've been giving free bees to

people contra

and all that also so and then we started

Wi-Fi adding W free Wi-Fi in all the

buildings for

maintenance then I got my own

maintenance companies who reduced

slashed down the prices heavily bringing

in the operational cost lowering the

operational cost thereby maximizing the

profits so Rahul uh let's go and visit

uh what you have been talking about your

Sait property uh it would be love to see

it in person sure so let's go there sure

one to

and so this place basically we bought we

bought it in

2016 and uh cof

C because of its

location Riv

garden garden View or open

view most of the rooms are Terrace Flats

as you can see parking underground

parking but actually once they come and

start staying here uh based on The View

and all uh they generally like to stay

here so uh C stabilized I can say

generally because

how manys

here so these are all 2 LDK plus L and L

and they have very nice nice view view

and uh

yes that's an added benefit great great

thank so the entire story started from

here this is one my most favorite

J as they say the autoing

machine

room then we this is where I started and

uh

then entire building and then it was a

good start all I can say very well J

so was random actually

so I would say because uh it was all

about

uh it's it's all about my godfather ouan

who actually suggested why why don't you

start with the Jank first yeah right and

he

said so this is the janki that I started

and then he said

actually so they were actually the owner

owned both the building as well as the J

so he

said why not we start with janki first

and then room and then gradually then

they came with this offer that the

entire building can be purchased I went

ahead with the great great nice thanks

for

quite enough quite spacious enough in

fact most of the

time

bikes us it can be used in quite

different ways

last time I came

yeah unus we could have used it or

something

parkings normally AB uh investors

and you are talking about how many units

here 17 17

units mindset right mindset of course

believing in someone like you talked

about uh the person you rely on for the

property checking and

all you saying something to yourself

which is actually allowing you to take

that

right honestly the simple logic

is okay

okay the is

wow honestly all starts from there and

drawbacks so that is something that you

know somewhere you have to take that

leap of

faith so if you do the math sometimes

you come to a conclusion

that actually so most of the time people

say

that expence

it's way profitable than anything so in

fact I would recommend people

that and then but

again why why why is it for me right uh

so I always think

thatl it is already late for you so

online it's already lit it's up in the

market

and then challenges definitely so it all

depends on you whether you want to

change the model or something for

inst so now that is where the catch

was he was not able to sell

now straight away

no initial depit nothing just coming and

start

stay I don't remember ever I had to

worry about this these

rooms very strict that for instance

there will there will be no upgrades in

any of the rents in any of my buildings

a bar be it co or anything I've never

raised any rent at all that's the first

rule second uh I've given free Wi-Fi and

all the other well you can also

positively call it as a addtion the

positive addictions for to people so

that they want to stay with you these

are positive benefits that they in

addition so so for instance I have given

Wi-Fi not to everyone but to people who

have completed four years it's a long

time I right then gradually they start

getting those added benefits as well

because you know that you are actually

making profit a decent profit then it's

important that you make

because so that is a bit uh expensive

and that is where your profits actually

go down so you just have to maintain uh

long-term uh so that you have uh

retained uh decent profits that you can

utilize later on for any repair work or

damage that is required great great I

think you you talked about a very

important Point uh it was like a sales

problem for him and your sales expertise

actually helped him help actually also

that might be the reason why you were

confident I think confidence or I think

question you you normally would do some

rough calculations also right at the

time of

buying so I just want to know what was

that percentage in your mind when you

took this decision and when you see this

reality is there a difference if there

is Cy in fact I would

say cations

completely uh in fact uh the profit I

had not even imagin came out honestly

they were much larger than what I

thought

well yeah that is lack of my calculation

style as well

butal calulations so the capital gain

that you have gained for in terms of

long term is way way large this property

generally these kind of properties

generally come at a commercial interest

rate of two to 2 4% so even if you take

an average of 3% right that means for 35

years you are actually paying somewhere

around 75 70% of capital versus 30% of

Interest right so 70% of capital gain

you are making every

month out of that Emi that you pay right

so your real expens is only 30% of that

interest plus whatever building

management cost which uh I don't go with

the typical Japanese uh companies like

agencies and all kandria I basically uh

have been doing these recently On My Own

by hiring people directly so that the

costs are completely minimized so the

Prof profit is completely maximized and

that way now you see that the cash flow

as well as the capital gain eventually

goes

up reinforc concrete so in re reinforced

concrete this is what this is 42 43 year

old building but I I guess this will be

there for Next almost 100 Years of it

life right so you can sell it at any

time uh even if you have got

what so for last 8 years uh uh you make

around 15% of capital gain just by

paying the Emi so even if you have are

selling this at no profit no loss you've

made a decent 15% uh margin just by

retaining the place absolutely forget

about the cash flow that is separate

right that is completely different and

uh over a period of time you see that

the cash flow is also quite decent

here rul like um from Indian point of

view is it good to consider like you you

are the first one who started this kind

of within Indian CZ honestly but it's 8

years ago I have never heard about any

Indian doing that because 8 years tenure

if you consider maybe maybe I have no

clue first Indian who started uh this

kind of a property business

Yeah well yeah yeah yes that is how it

started uh but until then I've never

heard about anyone doing doing this and

initially I

thought start but very quickly I got

this entire building and that time but

those were a little bit lucky times as

well I would say that uh the banks were

more liberal at that time so 2014 say 17

T the banks were quite liberal in giving

uh free loans as well M so very low down

payment and not even 10% of down payment

was

required now they have become more

stricter uh um going to regulations and

all after

2017 laws

change and uh now some you for a good

property you have to pay somewhere

around 25% or 30% okay cash okay down

payment uh against 70%

loan um but then I would recommend that

yes uh having a good quality uh

[Music]

apartment right I would recommend

that right right

2,000 to maybe 30,000 then do it do it

why because you will definitely get the

premium against

it I've seen so many cases where people

say uh I'm ready to pay

uh otherwise it was like pan 150,000 Yen

where people are uh people were

expecting I even I have have one room

very near to nishikasai station where I

was expecting 150,000 Yen as a rent and

then someone came in who was in real

need and that was a corporate they said

we are ready to pay 250,000 also so

there are times where people are ready

to pay whatever uh it is all a demand

and Supply game and at the end people

always want a good property at very near

to station and whenever ever it comes to

Indian corporates or even corporates

large corporates where Indians are

working either at senior levels and all

they prefer good location

and and interestingly I have also seen

that people come these vegetarian and

all limitations also right they always

prefer to stay very near to nishai

station right right vegetarian so that

is also there you know so there there's

a tremendous demand uh where people

deliberately say that with they come

with a specific demand to stay very near

to nishikasai station uh or even

funabori at times so that is also an

added

benefit uh just one more question on

like how how was this how was the deal

for this property brought to you like if

you want to reflect yeah yeah yeah it's

very uh how should I put nostalgic

nostalgic thing for me

um so I I used to go for a uh uh in a in

a uh business Community called as

BNI um and that is where I met uh my

godfather AMA son uh he was also part of

this BNI which is a um which is a

business group meet uh meeting

place okay and uh this is where we used

to meet every Friday early morning and

one day he said I have a jamai key if

you want to start with and this this is

like friendly you you became good uh uh

friends with each other at the same time

while you doing business there's a trust

that is built and then there's a common

trust called as BNI right when when you

go at it's very similar to going to

school where you become friends because

you know that school is the common link

between us and it's similar here and

that is where you you know you start

helping each other to do business so I I

was helping him do something he was

helping me do something and in return He

said uh why not I have a jidam bik and I

was a I was always fond of buying a Jami

and uh that is where he said uh why not

start with a jamik I said I don't have a

money I have money that much he said you

don't need to uh it comes with a zero

down payment I said that's a fantastic

idea so where's the catch what's the

catch so he said there's no catch

actually the only thing is that in when

you don't invest anything your return

returns are also very minimum so I said

okay but am I going to be positive he

said fairly positive throughout but very

very minimum in uh returns so how much

3,000 to 5,000 yen at an average you

will earn but forever for long term mhm

without with zero investment I said yes

then I'm doing it imagine 3,000 or 5,000

whatever money comes with zero

investment you not involving anywhere in

the entire process so it is completely

managed by that company right neither

buying neither installing neither

running it neither uh refilling those uh

things I'm no nowhere in World apart

from receiving the profit but can I ask

like how does that business model work

then like what do you own then so then

I'm the owner the owner on everything

yes that is the thing why because

everyone wants to reduce their risk so

what if so the the game is what why is

some someone basically giving something

you to you at free of cost yeah it's

only because you you're taking the risk

of owning it it right so the risk of

ownership is yours so anything happens

to it I'm responsible if if there is a

loss I am responsible then I may have to

pay but in the last 100 months never I

have been in a situation where I had to

pay in fact yes sometimes only in Winter

times maybe at times 2, 2,500 but you

know every small game that comes no

effort and no investment is always

welcome but the trying to understand the

setup and also the economics behind it

so you kind of become the owner of that

J uh every operation like electricity

refilling the company is doing correct

and they are just giving you back this

monthly Revenue correct right yes so

it's like so yeah so initially I never

thought about the buildings I only

thought about J I said wow this is this

is a nice thing because the first two

months I saw uh money coming in I said

it's interesting and that's how it works

okay so where is another J but then he

said I'm actually not I was not actually

wanting to sell the J I'm a fan company

I said wow okay so then what what are

you trying to sell then they said ji was

just one uh this thing uh but there's a

room available in the same building

where the Judi is

located and that that is where uh I said

okay I'm interested I'll probably see

the room uh the room also came with the

same idea same uh plan same process and

then he said in fact the owner is trying

to sell the entire building I said any

down payment required I said not really

I said

interested then we started but the

building decisions used to happen in

hours so by the time I would say yes the

building was already gone so I had to so

it was like that uh timing when people

it was that uh 2014 2017 timing was were

really nice but then eventually the

banks uh stopped uh giving it at 100% uh

down uh loan then the other two

buildings I had to actually start with

um uh a bit of down payments yeah but

for this one if to to conclude there was

no down payment and but of course it was

a 35 year regular loan right but then

obviously in the initial days I saw uh

you know whenever people used to leave

and in in fact the initial few days

where when there was fire rooms empty

right uh that that was the time when I

was not making money so in fact it was

loss of so uh I had to pay the Emi half

of the Emi from my pocket but then

eventually in next couple of months

itself I I started finding rooms because

the the property itself is sellable

right if you see from its location

perspective uh the uh the visibility

perspective

right the space perspective if you see

it's kind kind of secluded at the same

time right so Japanese people generally

prefer here you won't generally have

very few couple of vietnames I guess but

most of them are Japanese people so they

generally stay a longterm

here that's really good thank you