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Real Estate Investing Catapults with Private Lenders
So, you’re feeling a passion for real estate and want to learn how to invest in properties that can either bring you great cash flow or a quick big equity check. Yes, there are lots of nuances to learn, but there is one way to buy property that some real estate investors don’t take enough advantage of and it’s a big mistake. This mistake is not looking for and not utilizing private mortgage lenders for real estate investing deals.
Private lenders are a huge asset to your investing business for multiple reasons which I’ll bullet point right here:
- Private lenders allow you to purchase quickly.
- They allow you to purchase without having to use your own money.
- They allow you to purchase many times without a personal guarantee, so you don’t have to utilize your credit.
- Your credibility is increased when making an investment a win for the private lender as well as yourself.
- A happy private lender may lead to others wanting to do business with you, too.
Most of the time, savvy private investors, they might ask you for a personal guarantee. And it’s probably not unwise to do a personal guarantee, even though I spoke earlier about not doing any personal guarantees. When you’re working with private lenders, it may be something for you to consider, but be wary.
Your private lender ultimately should be investing in their trust in you, as well as their equity in the property. So, when using a private lender, if you default, then the private lender’s recourse is to take the property back. If you have bought the property wisely and did the correct due diligence with your numbers, then there should be more than enough equity in a property. So if you default, your lender can get paid and make actually more money than they would make if you were paying them on a regular basis.
And whether you believe this or not, there are more private lenders out there than you could possibly imagine. Despite the fact that we are currently in a recession there are more people with money. All you need to do is flap your lips and start asking around.
By developing a program for private lenders in your business, you begin to leverage your skills. You begin to leverage your business, so that way you can grow your business without the hindrances of what the market conditions are doing, what the banks are doing, how the banks are lending, what the interest rates are, and so forth.
You do not have to have hard money lenders. I’m talking about private lenders, people that have money looking for a safe collateralized return on their investment and that’s something that you can provide for them.
So, expand this part of your business. If you are not already doing this, you’re missing out on a huge leveraging income producing, business-growing part of your real estate investing career and it will definitely help catapult you to the next level.
Just sharing this blog gets me all fired up to attract more private lenders. Doesn’t you as well? I can teach you how! Check this out and make a decision this weekend to expand your knowledge and commit to making big money in real estate investing. Go here and accept my FREE gift to you, you won’t regret it!
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Additional Revenue with Lease Option Programs
This is kind of a little secret that not too many real estate investors know about, but it’s a huge income potential for your business, especially if you do a lot of lease to own, rent to own properties. And that is having a down payment assistance program with your tenant buyers.
Now, what this down payment assistance program is, it’s simple. The people that are trying to lease option your property; they’re going to be giving you a non-refundable option fee. Usually that’s anywhere from 3% to 5%, it’s a couple thousand and upwards to maybe ten thousand, sometimes a lot more than that.
So, people are going to be giving you a non-refundable option fee, as well as determining their lease payment with you. But if you ask a simple question, which is this, “Mr. and Mrs. Tenant Buyer, if I could provide you with a program to help you build up your down payment so that way when you do go to the bank and get a loan, it shows that you’ve put in upwards of 10% to15%, rather than 3%, would you want to participate in that program? And it doesn’t cost you any interest or anything. It doesn’t cost you a dime to participate.” Of course, they’re going to say yes.
“Okay, great. Well, here’s what that program is. We have a down payment assistance program. We’ve already determined what your lease payment is going to be. Is there any way you can contribute money over and above your lease payment each month to apply 100% towards your down payment?”
And they’ll say, “Well, what do you mean?” “Well, here’s what I mean. What’s the most you think you could pay over and above your lease payment each month to apply 100% towards your down payment? This is money that you can pay in installments versus having to come up with a large down payment chunk at one time when you go to the lender.”
“So, whereas a lot of people have problems building up their 20% down payment, you can pay it in over time and you can hopefully get to the point where you want to get to in order to achieve your down payment level when you do go to try to qualify for a new loan.”
It’s nothing more for you, as a real estate investor, than trying to generate some additional cash flow. So, if somebody says, in fact, in my situation I’ve had people pay in close to $400 over their lease payment each and every month to apply towards their down payment.
The only thing that you need to do is you have to write it up in the lease option agreement and you’re going to collect two checks from them each month. One check will be the lease check and the second check will be the down payment assistance program check that you’re providing for them.
And this down payment assistance program check is also non-refundable. So, if they default, then they do not get that money back. If they do not exercise their option to buy, then they do not get that money back. It is non-refundable, just like the non-refundable option fee.
And believe me, I’ve had people that have paid in upwards of $400 a month in addition to the lease payment for over a year and then they’ve walked away for one reason or another.
So, here’s a way for you to establish additional income streams for your real estate portfolios that is simply free money if you ask for it. It’s a great program for the tenant buyer if they utilize it. If they don’t utilize it, it’s no real loss to them, but it’s a way that they could potentially be paying in more money, you could be getting additional cash flow and it’s a win/win all the way around. And it’s a great cash flow boost generator for your business as well.
So, try to incorporate a down payment assistance program into your lease option business if you feel that is appropriate for you.
There are numerous ways to make win-win situations for lease option buyers and yourself as the investor. Let me share with you all the potential programs you can offer.
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Selling Your Real Estate Investment Properties
It’s Friday and that means that whatever properties you are trying to sell right now, you need to have ready to show over the weekend. Both the properties that will benefit form a little staging and those ugly ones that need attention from investor buyers. Most real estate investors don’t get the house they are buying ready to sell. This is a mistake because it will delay finding a buyer and tie up your money longer.
Sometimes this just requires a little bit of cosmetic sprucing up or some staging in the property. You would be surprised how little things like that will do tremendous wonders to the home. You can go to Wal-Mart and spend one or two hundred bucks on some small items, some kitchen towels, some bathroom towels, some fake fruit baskets, some silk plants. I mean, you name it, some rugs, some curtains, stuff that makes it look like the house is lived in, a shower curtain in the bathroom, different things like that, little cosmetic toiletry things, nuances. It’s very important and you’d be surprised.
If the house looks like it’s already being lived in and it’s warm and inviting and comforting when people walk in to the property, they are going to want the house that much more than if they walk in the house and it’s a white tornado and it’s cold and it’s empty and it just looks like a vacant home, just like every other vacant home off the streets.
So, you want to do everything you can to try to make the home look inviting and warm. And another way to do that is get some air fresheners. Even if it doesn’t smell, get some plug in air fresheners or something in there so that way when they do walk in there it smells good. Because when people are buying, people are buying with all their senses, not just one or two.
So, do all you can. Sometimes it’s just the little things, a little bit of cosmetic stuff and a little bit of staging will do tremendous wonders to your properties when you go to sell or occupy these things. Trust me, it will help 110%.
If you have an ugly home for sale, make sure you are drawing attention to it by all kinds of for sale signs in the yard. Get pointer signs on nearby street corners. The more you can let buyers know how flexible you can be with selling this home, the better. Don’t be afraid to try an ad in the paper especially a couple days before a weekend when people are more likely to house shop.
For more details on how to market homes for sale, click on the following link and learn all about it. www.freemakemoneygift.com/Invitation.html
Don’t Invest in Weird Properties Just Because the Deal Excites You
Here’s a lesson I learned the hard way. Don’t ever buy weird properties that prevent a fast sale or a fast occupancy. Now, here’s my story, one mistake I honestly made and even sharing this makes me gag on a piece of humble pie.
The first property that I bought using the subject to method where I buy the property and the house is transferred to me, but the loan stays in the seller’s name. I was extremely excited to do this deal. It was my first subject to deal. And the house was odd in regards to it’s lay out and in hindsight, I probably should not have bought this property. It’s was one headache after another.
But the main thing was the property was weird, but I didn’t see it at the time because I was so excited and ready to close the deal that I just completely overlooked some of the things that were weird about the property.
Don’t ask me how I did this because one of the main things that I overlooked about the property was in one of the bedrooms, there was a spiral staircase going down through the hardwood floor into the unfinished basement, which more or less could not be finished. There were too many obstacles - the ceiling’s were too low and (to mimic a very funny Seinfeld episode), yadda, yadda, yadda.
So, there was a spiral staircase going through the floor. It wasn’t poorly constructed, but nevertheless it pretty much removed one whole bedroom from the home and I had more problems getting people to want this home because more or less, it’s a two-bedroom home.
And people are getting very, very picky nowadays. They want more bedrooms, more bathrooms, more room, and you can’t blame them. But I was so excited to get this house under contract for subject to and I just wanted to close it and I was ready to go. And I just completely overlooked the fact that this house was just plain weird.
So, more or less, that property was a pain in my side. So, the take away from this is stay away from functionally obsolescent homes, homes that are weird, homes that are in busy areas, homes that are small, homes that are next to a railroad track, next to a highway, next to commercial centers, in bad areas, different things like that.
Buying weird properties that have different negative nuances around them similar to these will prevent you from getting the property occupied or getting it resold.
So, you almost have to take a look at it from an outsider’s point of view sometimes. Am I going to be able to fill this property quickly? Am I going to be able to get it sold quickly? Are there any surrounding or any other inside or outside influences or nuances that will prevent me from being able to satisfy my exit strategy with this property?
So, I’ve made that mistake. Hopefully, you will learn from this and not make the same mistake that I did.
One reason I can help you in real estate investing is to share my mistakes so you don’t make them. Yes, I’ve had a few. You will, too. But having someone who can help you avoid the costly ones and get through the minute ones is key. Check it out here:
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Real Estate Investors, Don’t Get Caught in the War Zones
When you are just starting out in investing there is one mistake that a lot of real estate investors make and it deters them from being able to ultimately grow their investing expertise. In the early days, most investors only focus on doing business in the low priced properties, in the low-end neighborhoods. What you and I may refer to as the war zones.
And the reason why I think people do this is because the numbers are smaller, there’re fewer zeros at the end of the property value. So, I think it makes you feel a little bit more comfortable in working in numbers that are not so big. But, to be honest, it takes a certain kind of person to be successful in doing business in these types of areas because it’s difficult to do business in these areas.
And if you think about it, it really is kind of common sense because if you’re going to buy a property and rehab it or lease it out or resell it or put tenant buyers in it or whatever, there are not a whole lot of people that actually want to live in these neighborhoods. So, these neighborhoods are for low-income families and most people who you’re going to want to sell to are not going to be low income families.
Because, whether you believe me or not right now, most of your problems in this real estate business are going to come from low-income properties. It’s going to come from the crap properties that you get because with, no disrespect, but with crap properties, the only people who want crap properties are crappy tenants.
And with crappy tenants comes crappy income. And with crappy income comes difficulty getting paid. So, if this is something you want to pursue, fine. Is it something that I would recommend you pursue? Absolutely not.
There are many, many other neighborhoods and properties out there to do business in and make good money at. So, don’t feel as though you have to start in the low end priced properties just because the numbers make you feel more comfortable because in the long run you’re going to find that there are more problems in these areas and these neighborhoods than you ever thought imaginable.
Yes, a higher priced home has more zeros to it’s value, but that doesn’t mean you will really approach the deal any differently than you would any other deal or buying a lower income property. Investing is still a numbers game and it comes down to the formula you use to determine your maximum allowable offer, taking into account the after repair value and the repair costs. Don’t let larger, higher valued homes intimidate you. If you do, then you will let just about any other person or deal do the same and your investing will not prosper.
So, with that said, really think twice about working in low priced properties because war zone homes and these types of tenants are not good tenants, in fact, they are the worst tenants that you could possibly find.
I’ll be glad to share the many times I was burned by these types of properties. Want to learn from my mistakes? Go here: www.freemakemoneygift.com/Invitation.html
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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Find a Good Real Estate Attorney
You need to take the time, effort and energy to find a good real estate attorney that will work within your real estate investing business. This attorney should be able to work with your creativity and will work with your questions to come up with solutions to any and all problems or concerns.
There are a lot of real estate attorneys out there. There are a lot of people that want your business, but you cannot work with everybody. A general rule of thumb that I like to use is if I don’t think that I can go to lunch with somebody and have a good conversation at a lunch table, it’s probably not somebody that I want to do business with. I want to be able to sit down across the table with this person and have a decent professional conversation about business and maybe a little conversation outside business as well. You need to find a good real estate attorney that understands you, that understands your creativity and that will work with you.
There are a lot of real estate attorneys out there that do not understand what we, as real estate investors do, and therefore, because they don’t understand what we do, they simply think that what we’re doing is wrong or illegal and they tell us, “No, you cannot do this.”
Well, if somebody tells me no, then I want them to prove to me it won’t work. If a real estate attorney tells me no, then I want them to show me why this is wrong, why something is illegal and provide the written documentation stating such. I’ve had that told to me many, many times. But then I go and I find another real estate attorney that tells me, “Sure, you can do this. We just need to do this, this and this.”
So, whenever somebody tells you no, don’t obviously just assume that it’s no because it’s not in most cases. It doesn’t mean it’s wrong just because a real estate attorney says it is, professionals aren’t always right just because they claim to be, make them accountable to what they say. It’s just like getting a diagnosis and having different doctors have various ways to treat the illness. That’s why so many times you hear others recommend getting second opinions. So, spend the time to find somebody that you can work with successfully who can understand what you’re doing and work with you to find solutions to problems when problems occur.
Okay, there are lots of real estate attorneys out there. Go find one that works best for you. You can start by referrals. Referrals are a great source. Simply make it known that you’re looking for a good real estate attorney and eventually you’ll find one. It took me at least a half a dozen or so real estate attorneys before I finally found one that I was comfortable with.
If you work at it, if you ask around, you’re interviewing them just as much as they’re interviewing you. They work for you. You’re paying them. So, find somebody that you can work with based on everything we just talked about.
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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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