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Smart Investing – Taking Title in a Trust
I wanted to share with you a mistake that can squash your real estate investing business. This is a big one. This is very important - real estate investors, beginners and seasoned investors, do not take title to properties in your own personal name. And whether you know it or not, that is a no-no. It’s not good.
If you’re trying to build your empire and you’re buying all these properties in your own name and something does eventually happen down the road and there’s a lawsuit brought up against you for one reason or another and an attorney goes down to public records and looks up all the real estate that you own and they see 20 properties that you own, all in your own name, your in trouble. Well, he is just going to be rubbing his hands together, licking his chops and thinking, “Man, we’re going to get this guy good because we know everything he owns. We know all his assets.” It’s all public information.
Don’t you think it would be a lot smarter, at the very, very least to at least put these properties in one of your corporations, an LLC, a limited partnership, something like that. But even better, if you were going to hold title on properties, it would be even better if you put these properties into a land trust, a grantor trust. It’s very simple.
A land trust is something that simply holds title to property. There are two parts to a land trust. There is the warranty deed to trustee, which gets recorded, and you as the beneficiary, appoint someone as the trustee of the property. I would recommend it not be somebody with the same last name as you, it should be one of your entities, whether it’s your corporation or LLC or whatever, that should be your trustee.
And the second part of the land trust is the trust agreement, about a 12-page or so trust agreement. Yours might be more or less depending on whichever one you use. Mine’s about 12 or 13 pages. And that trust agreement does not get recorded. That trust agreement is simply the babysitting instructions for the trustee and it also tells who the beneficial interest is of the trust.
So, the trust takes title. The trust owns the property, but you or your entity owns the trust. I don’t want to get too confusing here. If you need to, go back and reread that last paragraph. But utilizing land trusts is very, very smart in your business. And if you’re not sure about doing that, contact me and I can work on helping you understand it better about land trusts or any of these other things that we’re talking about.
And it would just be very wise to not get into the habit of taking title to properties in your own name. You do not a want people to know how many assets you have. And the empire that you’re creating, you want to remain private as much as possible, because it will just help minimize potential problems down the road.
So, be wise about this. Look into using a land trust or even an entity versus putting properties into your own name.
And for the record, a side note, this can also go for the actual home that you live in. The home that I live in is not in my own name. I keep it in a land trust. So, every piece of real estate property that I own is in a land trust. It does not cost any more when you buy a property to put it into a land trust than it does to put it into your own name. All it depends on is what piece of paper you use to have that filed at the courthouse and in this case it’s a warranty deed to trustee if you’re using a land trust.
I can share with you all the information you need to take title to properties in a trust. Take a look at the following link and then accept the FREE gift and let’s get started. Go here: www.freemakemoneygift.com/Invitation.html
Investigative Real Estate Investing – Due Diligence
Due diligence in its more common usage refers to a voluntary investigation. As a real estate investor you must do the required and proper due diligence on a property before going to closing. In my opinion, you should view it as mandatory and not voluntary. And it is an investigation, so be a smart sleuth. Very, very important that you do the right amount of research and the proper due diligence before you buy a property. It’s simple stuff.
First, you need to double check the title, make sure there aren’t any other judgments, liens or encumbrances you weren’t aware of on that property. You will also need to verify the ARV, the After Repaired Value. You verify that with comps. If you’re unsure based on your own assumptions, get an appraisal. Get a termite inspection. Get a property inspection. Get a mold inspection. You certainly don’t want to pay too much for a property, especially if the comps are showing its’ value has decreased.
If you don’t do proper due diligence, then it’s your own fault. There’s nobody else to blame but you.
Another due diligence is get title insurance. You can’t be too careful. It’s cheap insurance to pay in case something goes wrong with the title down the road. Even if you have checked and double-checked the title, if an attorney doesn’t have the right verbiage in a deed or something like that happens you will be covered.
Do your due diligence ahead of time. Measure twice, cut once. Do your due diligence before you close. It’s a simple thing. It’s a simple checklist of what to follow and what to do before you bring money to the table whether it’s yours, a private investors or a mortgage company’s, you have to do your due diligence on the front end.
On the flip side, another angle to this is make sure you do your due diligence with a tenant buyer when you’re selling a property, before you put somebody into a home. It’s very, very important. And I am very guilty of this on too many occasions, but after awhile you start to learn. You start to get some scars on your back from all the arrows that get shot in it and you start to make adjustments and do things the right way. This entails doing background checks, credit checks and if necessary look at paystubs and bank statements. A serious tenant buyer has nothing to hide and will appreciate your thoroughness. You don’t want to risk anyone’s money particularly if you are providing seller financing to someone and you wouldn’t be doing anything different than any other mortgage broker or lender.
So, I’m trying to tell you these things from my own personal experience. Do your due diligence with a tenant buyer. Have a mortgage broker check their credit, or if you’re with the credit bureau, you check their credit. Check their ability to pay. Can they actually afford to make this payment? Do a background check. Do a skip trace check. Check all the adults that are going to be in the property. Check their tenant history, all of this stuff.
It’s up to you to prepare on the front end for what the worst that could possibly happen. It’s your job and your job alone to be the one who makes the final decision based on the due diligence that you’ve done or had done on whatever the situation is that you’re doing.
Just be smart about it and work on improving the quality of your due diligence.
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Don’t Let the Economy Determine Your Success as an Investor
This is one mistake I see from all kinds of investors. They let the economy and market conditions determine the success or failure of their business.
It’s no secret right now that we’re going through difficult financial times. We’ve had a shift in governmental policy and changes in the real estate market. There’s no doubt, or secret that the financial market is changing and will have to change going forward. Credit is tight and people are struggling.
But let me tell you, it is not for one second holding me back in my real estate investing business. There are so many ways to make money as a real estate investor, that if you are struggling right now, then you need to step back and find out why.
Despite what the media says, this is a fantastic time to buy real estate. The market will change. It will go back up. And those people that invested wisely and they bought when everybody else was trying to sell, they will do very, very well in the future.
So, more or less what I’m saying here is the economy and the market should not determine the success or failure of your business. And if it is, you need restructure how you’re doing business because there are many, many, many ways to make money as a real estate investor in a down economy.
So, find those ways and implement them.
I’m going to go ahead and share a little secret with you. People need to sell right now. It’s obvious. And did you know that you could buy properties from people and have them be the bank for you? You don’t even have to go to the bank to get a loan.
Now, I’ve talked about this briefly in certain posts previously, but that’s one way in particular that we’re making money and doing well right now while the economy is down. We’re buying with seller financing because people still need to sell their properties.
Another way that we’re doing well right now is with foreclosures. We’re buying a lot of foreclosure properties. We’re doing a lot of short sales. And we are doing extremely well.
So, look into where the trouble spots are and capitalize on those trouble spots. Remember; don’t let the economy and the market conditions determine your success or failure.
If you want to be sure you understand all the options you have in accumulating real estate then you should consider the material I am offering. It’s everything you need to jumpstart your investing career. Go here: www.freemakemoneygift.com/Invitation.html
This is one mistake I see from all kinds of investors. They let the economy and market conditions determine the success or failure of their business.
It’s no secret right now that we’re going through difficult financial times. We’ve had a shift in governmental policy and changes in the real estate market. There’s no doubt, or secret that the financial market is changing and will have to change going forward. Credit is tight and people are struggling.
But let me tell you, it is not for one second holding me back in my real estate investing business. There are so many ways to make money as a real estate investor, that if you are struggling right now, then you need to step back and find out why.
Despite what the media says, this is a fantastic time to buy real estate. The market will change. It will go back up. And those people that invested wisely and they bought when everybody else was trying to sell, they will do very, very well in the future.
So, more or less what I’m saying here is the economy and the market should not determine the success or failure of your business. And if it is, you need restructure how you’re doing business because there are many, many, many ways to make money as a real estate investor in a down economy.
So, find those ways and implement them.
I’m going to go ahead and share a little secret with you. People need to sell right now. It’s obvious. And did you know that you could buy properties from people and have them be the bank for you? You don’t even have to go to the bank to get a loan.
Now, I’ve talked about this briefly in certain posts previously, but that’s one way in particular that we’re making money and doing well right now while the economy is down. We’re buying with seller financing because people still need to sell their properties.
Another way that we’re doing well right now is with foreclosures. We’re buying a lot of foreclosure properties. We’re doing a lot of short sales. And we are doing extremely well.
So, look into where the trouble spots are and capitalize on those trouble spots. Remember; don’t let the economy and the market conditions determine your success or failure.
If you want to be sure you understand all the options you have in accumulating real estate then you should consider the material I am offering. It’s everything you need to jumpstart your investing career. Go here: www.freemakemoneygift.com/Invitation.html
Real Estate Investing in Black and White
One mistake that a lot of real estate investors make, and I can attest to this, but I don’t make them anymore, is they don’t get everything in writing. This is a cardinal sin when it comes to real estate investing even if the person you are doing business with is a friendly acquaintance. Very, very, very, very important to get everything in writing when you’re negotiating on a deal, whether you’re buying a property or selling a property.
There are going to be a lot of nuances that come into play when you’re negotiating with the other person. They’re going to want something. You’re going to want something. You want make sure that in order to avoid any future issues down the road, questions, problems, misunderstandings, all the agreements are spelled out in black and white. The more that you have in writing, the better you’ll be able to justify and explain and understand and go back and remember what was agreed to. None of this he said, she said stuff. So, that way if somebody were to come in from third party and look at all your paperwork from an outside point of view having not spoken to anybody involved, that person from the outside in should know exactly what the terms were, what’s going on and be able to make a decision based on one way or another if it came down it and know exactly what was agreed to. There would not be much room for interpretation and you wouldn’t be left guessing how your rights in the deal were being compromised.
Get everything in writing that you possibly can. There are addendums to contracts called CYA letters, which stands for Cover Your Assets (and other things if you know what I mean). It’s very important that you get those signed in certain situations if the situation calls for it.
If there is a situation that initially may not seem as if one of these addendums is necessary, but your gut says, you know, maybe I should then DO IT. It’s kind of like my father-in-law who when building just about everything uses gorilla glue in addition to the nails. It may not seem entirely necessary, but the job is that much more complete and he feels whatever he just put together is that much more secure. Also, it’s ok sometimes to ask the other party to sign an addendum that you thought maybe you should have got signed in the first place. You should always be vigilant about protecting yourself, because if you aren’t, no one else will and your business success will be a real struggle. You want to make sure you get everything in writing so that everybody knows; all parties know what’s going on.
Let’s drive this point home; if somebody can’t come in from an outside point of view and clearly see what was agreed to and know all the terms of the deal in black and white, then you’re not being concise enough with your documents. So, get everything in writing. It will protect you down the road if you ever need protection down the road with something.
I know this sounds like a really simple thing, but you’d be surprised how many people do not actually incorporate this process in their business. Get it in writing.
I have plenty for you in writing, manuscripts, CDs, and the list goes on all about real estate investing and what you need to know to pursue this business. You must go here:
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You are Real Estate Investor, Not a Consultant
There are a number of real estate investors out there, especially in this down market that we’re in currently with a lot of foreclosures advertising and marketing themselves as foreclosure consultants. If you’re doing this, you need to stop doing it immediately, if you are reading this right now and you are even considering doing this, listen to me when I say you don’t want to go there.
You are not a foreclosure consultant. You are not someone who advises people what to do in their foreclosure situations. Unless you have some kind of certificate with the federal government, unless you work for FHA or Fannie Mae or Freddie Mac or HUD program, then you are not a foreclosure consultant.
You are only one thing. You are a real estate investor. You buy houses. You don’t consult people with people about their problems, unless you have a license.
So, don’t advertise yourself as a foreclosure consultant because there are a lot of people doing this. There are a lot of scams being cracked down on right now. And you do not want to find yourself in middle of that circle. So, if you’re doing this, please stop immediately and that’s really all I need to say about that.
There other sign of that coin is there are a lot of real estate investors out there charging money from people in default for foreclosure services. This merges right along with what acting like a foreclosure consultant. You’re not a consultant and therefore, you should not charge money from people in default for foreclosure services.
You do not charge to negotiate a short sale property, to negotiate a short sale deal with their lender. How do you think that’s going to look if somebody comes back and cries “Foul” on you and you’re in front of a judge and this person can’t make a mortgage payment and you’re not making them any guarantees that you’re going to be able to buy their house, but you are requiring that they pay you for services that you don’t even know if you are going to be able to deliver to them?
Plus, any costs you incur while negotiating a short sale will be minimal and the payday will be big.
It’s pretty straightforward if you ask me. So, do not get into the habit of charging money to people who are in default for foreclosure services, short sale services, negotiation services, whatever you want to call it, unless you have a license to do so.
So, stay away from this whole avenue of things because it is just negative publicity for you waiting to occur.
If you are interested in buying properties through short sales, then I have all the information and tools you need to complete these deals, legally and efficiently. Once you have all the necessary documents and guidance, short sales are a lucrative way to invest.
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The Five Steps to Business Success
These five steps that I’m about to share with you may or may not be new to you, but they are the five steps that you should be following in your business every day whether you’re buying a property or selling a property.
For the record, a great mentor of mine, Ron LeGrand, taught me these steps and I owe him a lot of credit for this. So, without further a due, the five steps that I’m referring to are the following:
Step #1 is you have to locate prospects. What that simply means is if people are not calling you with a house for sale on the front end of your business, then everything else doesn’t matter because you have to generate leads before you can do anything else in this business. So, step #1 you have to locate prospects.
Step #2 - you have to prescreen prospects when they call. So, you have to get them to call, but then you have to prescreen them to know, which leads are prospects and which leads are suspects. You obviously want to get rid of the suspects as quickly as possible and focus only your time on working with the prospects.
Step #3 - after you prescreen the prospects, you want to construct and present an offer to them, whether you’re buying a property, you want to construct an offer or multiple offers to the seller on how you would buy their house. If you’re selling a property, you want to construct an offer or present an offer to the buyer on how you can sell them the property. So, step #3 is constructing and presenting offers to the lead.
Step #4 - after you’ve constructed and presented your offer, you need to follow up and get a commitment. So, after you’ve constructed the offer, if they are willing to move forward with your offer, then obviously you need to follow up and get a commitment from that person as quickly as possible. And you need to tie up that commitment and do that with a contract, something in writing to tie it up with.
And then obviously Step #5 is close quickly and get paid and then repeat.
So, those are the five steps to success in this real estate business and any business for that matter that you’re in. Those five steps will and should apply on a macro point of view for your business.
So, as a little side note, if something in your business isn’t quite working right, then I would highly advise you to go back and look at these five steps and determine where in your business there is a hole in these five steps.
Are you having a problem generating leads? Are there problems getting persons to commit? Find out where the problem is if you have a problem in your real estate investing business. It will be somewhere within these five steps. So, as long as you keep these five steps as the cornerstone and the foundation to your business, then you will be very successful as a real estate investor.
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Investment Properties – Don’t Fall In Love or Tackle a Lost Cause
A lot of real estate investors fall in love with the house that they’re working on. This is a huge mistake. You need to fall in love with the numbers, not the house. Let me say that again: Fall in love with the numbers, not the house.
If you’re doing a rehab, though, you need to remember that your whole goal with the rehab is to get it fixed up and looking pretty as soon as possible so that we can find a new buyer, an end-user buyer who is going to buy it and live in it.
You’re not fixing up that property for you and your wife or husband to live in. Again, don’t fall in love with the house; fall in love with the numbers. It’s so easy to get caught up in the project that you forget why you started, so you can do a quick rehab, sell it and make a profit. Make the numbers work so that way you can move on to the next deal.
It’s very easy to fall into the trap of wanting to continually do new upgrades to a property when you’re doing rehab, but really try to separate yourself from that. Just do what needs to be done to make it look nice and then stop putting money into the property.
At some point you’ve got to stop. It’s like an artist: When they’re drawing a picture, they don’t know when to stop. Somebody else looking at the picture could think it’s perfect, but the artist sees a dozen things that he would like to change. It’s never going to be perfect. So, work from the numbers, not from falling in love with the property.
Now let’s look at the opposite side of the spectrum, and I can definitely vouch that I have made this mistake multiple times, which is trying to turn dud properties into deals. And that’s a huge mistake. I’m just as at fault as a lot of other people out there, but eventually you start to learn that you only want to go after the low-hanging fruit.
Think about it: If you’re hungry, and you want to pick an apple and eat it off a tree, you’re going to pick the one that’s the closest to you. You’re not going to climb the tree and pick the one at the very top.
Same thing with real estate deals, same thing when you’re looking to buy houses. You want to go after the properties that are going to be the easiest deals for you to do. Don’t try to turn a dud into a deal. Go after the low-hanging fruit only.
I can understand in the early days you’re so excited and you want to do a deal and you’re going to do everything you can to do a deal, but unfortunately a lot of people go after the wrong deal. And I’m definitely one who’s been at fault with this. And it ends up biting them down the road.
But that’s how you learn; you’re going to learn by making mistakes. So, take my advice and really try to just go after the low-hanging fruit. I don’t really want to say be more picky, but there are tons of deals out there. If you go after the low-hanging fruit, then you’ll be better off in the long run. Okay? To make a long story short, just go after the low-hanging fruit.
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Build Your Real Estate Buyer’s List and Follow Up!
Why do most real estate investors not build their lists? Do you know what I’m referring to? I’m talking about very specific lists that you as an investor need to grow, it’s very important that you build your lists. Your list could be one of many things. You’ve got a list for your wholesale buyers, your investor buyers, etc. These lists can be invaluable when you get a property under contract very low and you want to wholesale that property, you should be able to contact your wholesale buyers list, your investor buyers list whether you send out an email or a fax or make some phone calls. And hopefully you can, with that list, get that property sold very quickly.
You also want to build a list of tenant buyers and retail buyers, people that are looking to buy houses. It’s very often easier to find a house for a buyer than it is to find a buyer for a house. So, if you’ve got a buyer and they’ve got a good down payment and they’ve got a great income and they’re looking for something, they like you and they like your system and you can go out and find them a property, sometimes that’s the easiest way to make that happen.
So, build your lists. If you’re not already keeping track and building your lists, you need to do this. And every time you get a new wholesale or investment property, you should still be advertising to grow your list, as well as marketing to your list.
So, don’t ever get stuck with one list source. You always want to grow your list, because your list is a great asset.
Once you have lists then guess what? You need to use that list, make some phone calls. I’m referring to follow up and organizational skills. A lot of real estate investors, and I’m not sure I understand why, but they have bad organizational skills and bad follow-up skills. Not following up with people when you say you’re going to follow up with them, or just not following up with people in general is not going to help you grow your business. When you have a great asset such as a list, then please use it. Don’t let it sit there and go stale, keep in touch with those individual buyers and sellers.
Another term for these organizational and follow-up skills could be having just plain good customer service. It’s so hard to find good customer service these days. There are so many things that you do that it’s really unfortunate, because there is nothing that really perturbs me more than picking up the phone and wanting to do business with somebody somewhere, and they say they’re going to call me back or they’ll e-mail me back at a certain time or whatever, and they don’t do it.
If you’re not going to do it, fine, but send me a note saying that, “Hey, I haven’t forgotten about you and I’ll send you the information that you needed here shortly.” Okay? It’s just very bad business, and it’s not good for your credibility if you do not have good follow-up skills.
If you have a problem remembering things, you need to write them down. Consider buying yourself a planner so that way you can keep track of your schedule throughout the day of things that you need to get done, and cross them off as you go. That’s exactly how I do it; I don’t know what I’d do without my planner. So, work on your follow-up skills and do what you say you’re going to do. Grow your lists and use them.
Just in time for the weekend, there’s lots of material to review that can help you succeed in real estate investing. This business is challenging, but fun and I’ve put together an incredible investing tool kit that will show you just about everything I do on a daily basis.
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Investment Funds from Rental Properties
Most real estate investors spend the money from the rental property cash flow. Don’t make that mistake. Now, you might be reading this right now and thinking to yourself, “What are you talking about? Are you kidding me? That’s how I pay for my business expenses and keep my business going each month.”
Well, okay, that’s how you do it, but if something detrimental happens with one of your rental properties or if all of a sudden half of your tenants lose their job at the same time, what are you going to do? Are you going to be able to use that money to re-advertise your homes to get new people in them? Are you going to be able to pay for the problems that come up with the properties when they move out? Are you going to be able to put the money back into the properties to get them nice again?
Those are the things that you need to think about. And I would highly advise you that if you do, and hopefully you do, have a surplus with cash flow, passive income coming in from your rental properties, that you save that money for reserves for when you need it for those properties down the road.
Because if you have not needed it or used it yet, I can virtually guarantee that you will need it some time in the future.
Now, let me tell you a little story. We’ve all heard the term before, when it rains it pours, right? Well, it seems to me that I’ve experienced that somewhat recently with quite a few of my rental properties.
About 50%, within a few months, were all vacant. My tenants moved out or I had to evict them because they stopped paying or there was a job loss or whatever happened, it all seemed to happen at one time with my properties.
And to top it all off, one of my rental properties had a mold problem. So, I had to go and spend a small fortune, about $6,000 to get the mold removed from this property, to avoid any problems with the tenant and make sure I was doing my due diligence and civic duty as a good landlord.
So, if I did not have money in reserves with the positive cash flow income from my rental properties, then it would have been a very difficult time for me to have to find a way to keep those payments being made and get that mold taken out of the property and put a little bit of money back into these houses to get them fixed up, painted or whatever and back on the market.
So, if you have not experienced that yet, I hope that you don’t. But it’s very likely that you will, at some point, experience a situation similar to this. So, it’s always best if you do not spend the cash flow from your rental properties. The cash flow in your business should come from other sources. It should come from non-refundable option deposits. It should come from your quick flips, your sale and different things like that.
So, if your business is living on the cash flow from your rental properties, you want to seriously think about different income alternative sources as soon as possible.
The second thing you need to do is take action so you have a reserve for when things do go wrong. You need to have a reserve, because Murphy lives everywhere. And if something can go wrong, it will go wrong. And you need to have the cash reserves in your business to sustain your business when this happens.
So, make sure that you do have a reserve amount of money that your business can live off of if necessary, especially if detrimental things happen all at once. The difference between making it through difficult times and collapsing under pressure may just be those extra reserve funds you have so smartly saved.
Planning for financially challenging times is not the most pleasant task, but one to do so those times aren’t as stressful. You must continue to learn, plan and take action for all the good, bad and ugly business. You can take advantage of some incredible tools by going to:
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Investors – Systemize and Grow!
Are you trying to be SUPER INVESTOR? Doing everything yourself in your business is a mistake. In the beginning, this is probably not a bad thing to do, but as you’ve done a few deals or as you start to grow your business and expand your business and systemize your business, you need to start to pick out and do only the things that you need to do. And then find somebody else to do the rest.
Your job, as the business owner, the entrepreneur, is to grow the business, not to do the grunt work.
Now, in your beginning days as a real estate investor, you’re obviously going to do a lot of the grunt work. And that’s okay because it’ll help to make you want to get away from it as quickly as possible.
But whatever you’re doing, try to systemize your business so you can eventually get to the point where you don’t need to be there doing all of the grunt work.
The goal is to hire an assistant to do a lot of the grunt work for you. So, that way you can be constantly focused on growing the business and creating more revenue for the business.
Another big reason for growing your business is to avoid making the mistake of only focusing on one deal at a time. This is a recipe for disaster. What you need to do in your business is you need to have multiple deals going at one time.
If you’re only focusing on one deal and you don’t have other deals at least coming in or being negotiated or whatever, at the same time, if you’re only working on that one deal and that one deal fails, what are you going to do next?
You need to have multiple deals working that the same time. So, that way you can hedge yourself against the deals that fall through the cracks, because deals will fall through the cracks. And if you’ve been doing this for a little while then you probably already know that.
So, do not focus on one deal only. Get multiple deals going. Get as many deals going as you possibly can. And trust me, you will thank me later.
Because let me tell you a little secret. The difference between wealthy people and non-wealthy people are that wealthy people do things and run their business simultaneously, whereas non-wealthy people do things sequentially.
The sooner that you can break away from the habit of doing one deal at a time or one thing at a time and start making your business and your life a little bit chaotic and doing multiple things at one time and doing multiple deals simultaneously, at that time you will begin to notice a huge change in your business.
So, don’t focus on one deal at a time. Have lots of deals working at once. You’re going to need additional help to accomplish this. In conclusion, systemize your business so you can grow the business and work on multiple deals simultaneously.
Don’t be afraid to take a leap of faith and grow once you have your business organized and have at least the basic systems in place. Go to the following link now and review the tools I have for you to use to succeed. Check it out here:
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