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This is a follow up article from the last 3 weeks on real estate investment. Please read the buy clomid online in south africaand the where to buy clomid in south africa. To get killer deals on real estate you must understand one simple fact:
At any given time across America there are really two real estate markets. The first is the regular or retail marketplace. This is usually about 95% of the market and this world is inhabited mainly by Realtors™, builders, banks, mortgage brokers, home owners, home inspectors, mortgage originators, and any other group of people that focuses on helping “normal buyers and sellers” buy and sell properties.
There is also a secret sub culture of the real estate market. This second market is usually around 5% to 10% of where the total marketplace falls. This world is inhabited by investors, REO brokers and agents (bank foreclosure brokers and agents), private money lenders, hard money lenders, foreclosures, probate properties, highly motivated sellers, contractors, subprime buyers, and anyone else that’s geared toward the investor buyer/seller and subprime buyer.
The profit for the savvy investor is dealing only with the 5 to 10% of the marketplace that will allow you to make the profits you require for your business. So many beginning investors will waste the bulk of their time dealing in the 95% world and wonder why they don’t buy any properties or the properties that they buy are subpar deals.
Make a decision right now to only deal in the 5 to 10% world and your life and business will be far more enjoyable and profitable. You need to become an expert in dealing with the 5% world and all its players. There are great deals all around you but you must be the prospector and focus only on the gold and not the dust.
In my over two decades in real estate I have been through every kind of market imaginable from red hot multiple offers in hours kind of market to a free falling value market where it seemed you could not give properties away. I have found that unsuccessful investors will always find reasons why they are not doing well or finding good deals. See if any of these sound familiar:
“The market is too hot here to find any good deals”
“This market is so bad that nobody is buying”
“You can’t do those kinds of deals in this market”
None of these are true and I don’t care what cycle your target real estate market is currently experiencing. During red hot markets I bought properties and got great deals. During dead dog slow collapsing markets both I and my clients have bought killer properties at rock bottom pricing. During a red hot market you really need to stay tuned to the 5 to 10% of the market. When you buy in these markets most of the houses are never “officially on the market” but rather the properties were found by you or your ant farm using the marketing strategies above. They also might have been on the open market and did not sell. They had some kind of problem that the agent and owner did not know how to solve. If the property hits the MLS and is a super bargain it will always be hard not to overpay for the property. The rule of thumb is the more people that know the property is for sale the more money you can expect to pay to acquire the property.
That’s the bad news; the good news is because that kind of market is so hot you don’t always need as big a discount to make the deal work. The hotter the market is when you go to resell the quicker sell you will have and less holding costs you will need to pay. When you are dealing with very slow markets, many times you can pick and choose the deals you want to buy right off the MLS and find solid deals that make sense. You must customize your buying and selling machine based on the market conditions.
The third type of property is pretty homes and those are homes that require a whole different approach than the ugly and semi ugly homes. These will be covered in a future article.
Analyze Deals Quickly
The next step once you have found a deal you think might be a good deal is to run your fast turn numbers.
Here is a simple formula to use every time.
After Repaired Value (what you believe it will sell for after repairs are made based on comps)
Repairs to be made (more on figuring these in a future article)
Holding costs (utilities, taxes, insurance, lawn, snow) (budget 5 months minimum)
Interest on funds (interest paid to outside lenders or your own bank (remember being the bank?)
Buying closing costs such as points on money, insurance, title company fees etc (check with local investors and title companies to get an idea)
Selling costs such as real estate commissions, transfer taxes, title insurance (check with local investors and title companies to get an idea)
Cost over runs and oops factor
Your minimum acceptable profit
Maximum offer allowed by you
Tune in next week when we continue our discussion on finding killer real estate deals!
If you missed last weeks article on buy fda approved clomid online,I recommend you read it before you move on to this week’s follow up article. All good real estate investments start out at the same place and that is where you must:
Find a Good Deal
The term good is such a broad term and is in the eye of the beholder. My definition of good and yours might be totally different. From the perspective of a guy who has bought and sold tens of millions of dollars of real estate let’s talk about what’s a good deal. This assumes you want to buy a fixer upper cheap and rehab the property for immediate resale. This also assumes you are going to cash out of the transaction by selling to a retail buyer who wants to live in the property. You will see in upcoming articles that is not even close to the only way to sell properties but for this article, that will be the discussion.
You must buy your property at a big enough discount off its retail or repaired value to allow you to make repairs, pay holding costs, pay sales costs, and make a nice profit. The first thing needed is to know what the value of the home is after you put it in nice shape. One of my first mentors, Mr. Nick Koon, told me this “son, until you know value, you know nothing!”
We need to know what similar homes in the same area are selling for and are currently on the market for offered by other sellers. You are looking for as close to your style, size, lot size, school district, age, bedrooms and baths as possible. Does the subject property have a basement? Does it have a garage? These are the biggest factors in pulling the comparables (or comps as they are referred to in the trade).
There are many sites on the internet that will allow you to gather comparables but none will be as good as the local multiple listing service (MLS for short) that Realtors™ have at their disposal to conduct their business. Working with a real estate agent will be a huge asset to your business but make sure you don’t waste their time. I would use these other sites (buy clomid online amazon, is it illegal to order clomid online, best place to order clomid online) to get a ball park and then ask my agent for their “comps”. By the way, real estate agents and brokers pay big money every month to have the best information in the marketplace so they should have the best and most up to date information.
If my prospective investment home is a 3 bedroom 2 bath 1,500 sq ft ranch than that is the kind of home I am looking for to compare against my home. On the same street or in the same subdivision would be great but at least as close as you can get. You are looking for a range of value because no two homes, however similar, are rarely exactly the same. If I see similar homes in nice shape selling for $240,000 to $260,000 then my value will be about $250,000. You would like sold comparables to be within 60 days or sooner when possible for the most accurate snapshot of current market value.
A Simple Formula to Keep You Profitable
Determine the After Repaired Value and multiply that amount by 70% to 75% maximum. Then back out your estimated repairs. This figure will give you your maximum offer on a fixer upper. It would be nice to buy it for less than this figure but this figure is the maximum you can pay. Deviate from this formula at your own risk. This will allow you to make a nice profit on the deal. By paying more you put your profitability at risk. The “After Repaired Value” is what your property would sell for assuming it was fixed up nicely to compare with or even be better than the other properties that have sold in the last 60 days.
We need to be buying this $250,000 home (depending on repairs) in the $170,000 to $190,000 range. We will first focus on bringing good prospects and leads to us so we can find a good deal as described above. We will focus on a few key ways to find good deals in this and subsequent articles but we can only scratch the surface. I would like to give you 100 best sources to consistently find good investment prospects. Please visit order clomid online with mastercard for a free download of the 100 ways to find great deals.
- The local Multiple Listing Service- This is usually only a good strategy when the overall market is very slow and there are large numbers of unsold inventory on the market. During those markets there is usually enough inventories in any good sized market to keep you busy. Most local MLS’s download to realtor.com where you can access millions of listings from all over the country. When your market is hot you can expect to find very few deals on the MLS and the rare times there is a great deal listed it will most likely have multiple offers.
- Getting the word out that you are a serious investor and are looking for good deals in any condition.
- Get business cards made stating that you buy houses, in any condition, any area, and close quickly. Buy 1,000 and leave them all over and pass them out as often as possible
- Over-sized flyers stating the above as well as domain name for a website. May consider passing these out (services do it for cheap) or mailing to a certain geographic location if you really want to own properties in that area
- Good old fashioned bandit signs still work. These are usually yellow signs with permanent marker hand written on them and placed all over town. Get a service to put them up for you but check with local zoning ordinances so you don’t get fined. Add a 21st century technique to the sign and put something like text to “webuyhouses123” for a quicker response. This will get you cell phone numbers from prospects instead of just bad email addresses
- Pay an ant farm to bring you deals. After you download your 100 ways to find deals find all the people on there that are around houses all day every day and make connections with as many as possible. Tell them if they bring you a lead that ends up as a successful investment you will play them $300.00 or some figure that makes sense to both of you. You also might just pay them $10.00 per each lead sheet they bring you back filled out with the information you need to make a decision. Think of having 20 or 50 “ants” in the field bringing you solid leads. This is leverage at its finest!
Tune in next week to find out more killer ways to find great real estate investment prospects.
In upcoming articles we are going to look at how to profitably invest in real estate of many kinds, starting with the old fix and flip. Stay tuned in coming weeks if you would like to enter that business or simply add some solid real estate holdings to your wealth portfolio.
My first love is real estate investment because it took me to levels that I could not have achieved without getting to be an expert in that arena. Before I bought my first property I was in college for two years and before that I was a juvenile delinquent and high school failure.
Your life can change in 30 minutes
My second year in college my grades were respectable. I was not winning any awards but I was doing far better than I had ever done in high school. The main reason was a reality check from my mom who told me in no uncertain terms that if I received the same grades in college as I received in high school that she would be cutting me off from my education funding. I couldn’t blame her as who wants to waste big money on someone who is not taking it seriously? Even though my grades were fine I hated every second of my two year college career.
Then late one night I watched an infomercial (brand new marketing strategy in the late 80’s that has now become common place) and it was talking about buying properties with no money, no job, or no credit. I had all of those so I figured I could make it happen. After some research and investing in that home study program I decided my second year at college would be my last. I jumped into the real estate investment business full time and eventually would also be a loan originator and real estate agent, in addition to an investor.
I found out that you could indeed buy clomid online uk starting with nothing if you had some cutting edge knowledge. I spent years and tens of thousands of dollars acquiring that education through books, tapes, and live seminars plus the real life education I learned on the streets. I want to pass that real world information to you as much as possible in these next articles and in my book buy clomid online pharmacy
I then went on to train people all over the country in multi-day seminars where people spent thousands of dollars to attend these weekend events. I really love teaching people the power of real estate and how it changed my life. I obviously don’t have time or room to put all of those trainings into this article or the upcoming articles but I am going to load them with top notch real world information that you can put to use right away in your own life.
Who knew there were TV shows in flipping houses?
My young son loves to torture me with Real Estate “Reality Shows” because for some reason he is fascinated by the housing business. This will likely change as he gets older but if he wants to go into that field he sure was born into the right house! I am going to write these articles as if I was gone and trying to teach my sons the down and dirty of how to make money by fast turning or buy clomid online paypal. If they do what they learn on those “reality” shows they will certainly go bankrupt quickly.
Reality shows meet true Reality
I rarely watch these shows but when I do it becomes obvious they have little to do with the actual business of real estate investing and much more to do with drama and before and after photos. By the way, there is nothing wrong with this drama because people are tuning in to be entertained and not to be educated. The only problem is when people don’t know the difference and believe the buy clomid online reviews is actual how to education. So let’s cut out the drama and get down to making real money.
Big paychecks are very possible in this business and are even possible starting with nothing. You see “no money down” does not generally mean there is not money in the deal it just means that it does not have to be our money. My first property was bought as a rental when I was 21 years old and did not require one dime of my own money. I used two strategies combined that allowed me to use a partner and seller financing to accomplish this first deal. My second deal was also no money down and I received about a $7,000 paycheck on the resale. Now $7,000 isn’t all the money in the world but when you are starting from scratch with none of your own money at 21 years old $7,000 was a windfall! Thankfully the deals and checks got bigger but those first two deals were critical to my future success in real estate.
I want to take you through the 5 steps of any profitable fast turn on a single family home. The 5 essential steps are:
1) Find a good deal
2) Analyze deal quickly
3) Make offer and close on accepted deal (or follow up on deals that didn’t get done but were close)
4) Repair for maximum profit
5) Sell Quickly
Seems simple enough doesn’t it? Inside of each one of those 5 steps are the details that will make you be successful or struggle in this niche business. Tune in next week when we further examine each step in more depth.
Many of us first think of getting a bank loan when we want to buy a house, a car, vacation home or a boat; invest in real estate; launch a business; and finance a college education. But a bank is just one source of funds for these items. No law says when you need a loan that you have go to a bank.
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They key to a traditional bank loan is partly collateral but even more so income and credit scoring. On the other hand, the private lending world is built on collateral. Many private lenders might make more money if the loan recipient defaults.
What is the Key to a Successful Loan? Collateral
Let’s consider a hypothetical real estate investor. He has found a fixer-upper with great potential. It’s on the market for $75,000. With $30,000 in repairs, it can fetch $150,000, he believes.
Banks don’t like to loan on fixer-uppers even if you personally qualify for the loan. If the bank makes the loan and secures it with a mortgage (or deed of trust, depending on the state), the borrower might pay 6 percent on the note and pay 1 discount point. The bank informs him that it makes no promises, and it will take 45 to 60 days to close — if it will close. This uncertainty puts the transaction at risk, so he needs another option.
He approaches another investor, who loans her own money for such transactions, so she is very concerned about the collateral. She will make the loan based on terms where she would be happy if the borrower defaulted.
How a Deal Might Be Spelled Out
The investor is buying the fixer-upper for $75,000 and is planning $30,000 on repairs, for a total into the property for $105,000 plus closing costs. He has $30,000 to make repairs but does not have the $75,000 to acquire this great deal. The private lender agrees to make the loan of $75,000 if the borrower will put his $30,000 into escrow and take three draws of $10,000 to make the repairs. If the investor flakes out after closing or defaults, the private lender has only loaned $75,000 and has the $30,000 cash needed to repair the home in escrow that she can use.
All of these details are spelled out in a note and mortgage agreement drawn up by a good real estate attorney. What are the chances of the borrower not paying the private lender with $30,000 of cash in the deal plus the chance at another $30,000 net profit? The private lender will almost always be paid back per the terms of the agreement.
The terms of this private loan are negotiable but must not conflict with state usury laws. Maybe the private lender charges 3 discount points and a 10 percent note rate. That’s more expensive money than the bank, but the deal gets done in just a few weeks as opposed to maybe never with the bank. Sometimes the most important factor in making a good deal is not the cost of the money but the access to the money.
Making private loans as the lender or obtaining loans as the borrower might be a great fit for your personal financial goals. But either end of the deal will require more education and a team of professionals to make sure these are safe, profitable deals for all involved.
In 2007 and 2008, property values nationwide dropped dramatically in sympathy with the banking crisis, mortgage crisis and the stock market crash. Never before had values of residential real estate fallen so far, so fast and in so many places. It seemed that one of the staples of American wealth was a lousy place to invest money.
During those brutal times, many investment advisers started suggesting renting a home was the way to wealth. Their theory was that if you invest your down payment money in equities, you would have piles of money in 20 years. Rubbish! These recommendations always come from people who broker your money into equities and are backed up by dubious math.
Some Simple Arithmetic
Let’s look at buying a $175,000 home — and renting one of comparable value. In most areas of the country, due to the down market (although values have had a nice rebound over the buy clomid and nolvadex uk) and buy clomid and nolvadex pct, your payment to own will be less than the rent for a comparable home.
If you bought a $175,000 home and put $8,750 down and negotiated the seller to pay most of your closing costs, you could get into this home for around $10,000 total investment. Your 30-year mortgage for $166,250, at 5 percent, would produce an $892 monthly payment. Taxes of $200 and insurance for $70 gives you subtotal payment of $1,162. Because you put less than 20 percent down, you will also pay mortgage insurance until you hit that 20 percent equity. This will give you a total payment of about $1,232.
Rental markets vary (look at best online pharmacy to buy clomid), but in most areas of the country a $175,000 home will rent for $1,300 to $1,600. Let’s use $1,400 — or annual payments of $16,800 — with nothing to show for it but receipts. If you lease homes for 20 years and rents increase even a little, you will pay approximately $360,000 in rent and have nothing but rent receipts.
Consider These Variations
If you bought the home with the numbers described above, what might your situation look like? In 20 years you will have paid $295,680. You will owe $88,000 on your mortgage balance. But what if you had used the $1,400 that a home like that would rent for and paid down your mortgage balance by an extra $168 per month? In 20 years, your mortgage balance is only $18,500 — so your payments have created equity and wealth.
What about the increase in value of the home? I never try to predict the ups and downs of any market, but even with a modest appreciation rate of 4 percent, your $175,000 home is valued 20 years later at $389,000. The house is almost paid off (if you used that $1,400 rental payment) and is worth $389,000.
But what if the value increases less, stays the same or falls? Who cares? You had to pay to live somewhere. Whatever the value is, you own it free and clear and have only the taxes and insurance in your later years. Almost all successful retirees own their properties free and clear. If you are always renting, you create wealth for the landlord.
But Wait, There’s More
I didn’t forget the theory about putting your down payment money into equities. If that $10,000 grows at a strong 8 percent, it would grow to just under $50,000 in those same 20 years. This is a far cry from financial stability — or the equity in your home that you can access in several ways.
Even if you factor in the additional expenses of owning a home — say $50,000 for repairs and updates — most of that will be offset by your tax write-offs of your interest and property taxes.
According to the safe online pharmacy to buy clomid, the average net worth of a homeowner is over $174,000 and average net worth of a tenant is $5,100. This is where financial theory collides with the realities of human nature. Home ownership is a natural forced savings and possible investment account that requires nothing but you to make your payment and enjoy your home. You also have the ability to alter the home as you see fit and are in charge of how long you stay. A home is where you will create memories for you and your family. The investment part is a bonus.
Currently, over 928,000 properties in the country are in some form of foreclosure, where can i buy the cheapest clomid, and there lie opportunities for the savvy investor.
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The fact that a property is a foreclosure doesn’t make it a good or bad deal. A foreclosure is just a legal process that transfers title from the owner back to the lender due to non-payment of the debt obligation. There are four main stages:
- The pre-foreclosure stage usually begins when the first payment is missed from the borrower to the lender. That official clock starts with the notice of default. During this stage, you would buy from the owner and not the bank.
- The foreclosure auction stage is also called the sheriff sale or trustee sale, depending on if you live in a mortgage state or a trust deed state. The process is usually four to six months along and the property goes tot he highest bidder at a public auction, usually for all cash.
- Many states have a redemption stage, where the borrower can pay off the balance on the mortgage (or an amount agreed to by the lender) and get the property back out of foreclosure. This stage requires you to buy from the owner and not the lender.
- The bank-owned stage is also known as “real-estate owned” or REO. Nobody won the bid at the auction (usually nobody bid), so the property reverts back to the lender, which can sell it to a private owner; either as an owner occupant or an investor.
Each stage offers a chance to buy a bargain property—and a different strategy. Let’s assume you find an opportunity to buy a property that is worth $100,000 for $70,000. Here’s what you need to know:
- There is always risk when you invest in anything, and the way to lessen the risk is to be educated. Many quality books and seminars are available. Unfortunately, there are also overpriced packages sold by some people who have never really done much foreclosure investing.
- Verify the after-repaired value of the property. This is done with comparable sales from the multiple listing service, online services such as can you buy clomid over the counter in south africa or a list of recent sold comparable sales from a broker or title company. One of my earliest mentors told me “until you know value, you know nothing.”
- Have a good idea of the cost of your funds, closing costs, repair costs, maintenance, utilities and selling or leasing costs. If you don’t account for those, you are in for a poor investment decision.
- Understand your exit strategy (a lease or sale) and rehabilitate accordingly. A home kept for rental should not be as heavily repaired as a flip house.
- Understand that you will rehab for profit, not for a “flip this house” series.
- Understand the timetable of your state foreclosure process.
- Decide which stage of the foreclosure process you will focus on. Generally, to save time and leverage other people’s assets, that will be the real estate owned, or bank-owned stage. In this stage, you will almost always deal with the REO agent who is generally a real estate agent with a niche business in dealing with banks to sell their foreclosure inventory. Develop a great relationship with the REO agent because they can be a constant source of good deals for your investment portfolio.
There are also several important “Don’ts”
- Don’t take any broker’s or seller’s word for the condition, comparable homes or clear title; get pro’s to help you. As Ronald Reagan famously said, “Trust, but verify.”
- Don’t get emotionally attached to any real estate investment, even if it is a foreclosure. Investing successfully in real estate is about numbers and nothing more.
- Don’t spend all your time on one prospect. Make several offers at once and word your agreements with an easy out clause if you get more than one accepted (or be prepared to buy more than one).
- Don’t forget you must know more than the other professionals involved to be successful. I know how to finance a property dozens of ways, so many times I can see a deal where many others don’t because they only know one or two ways.
Real estate investing, and more specifically, foreclosure investing, is a unique opportunity to acquire hard assets for deep discounts picking up instant equity that has the chance to grow or you could choose to covert to cash as fast as possible.
Learn a valuable lesson from the last real estate crash and don’t over-leverage properties. If you get stuck in another market crash, you could be on the hook with over-leveraged properties sucking you dry. Cash is king, but right behind that in real estate is “equity position.”
With some good education, foreclosure investing might be a great add0on to your wealth building efforts. Not everyone is wired to be a real estate investor but if you thing you are, move forward with education and action.
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Will be in North Carolina at the end of June to speak to a group of business people for the Taylor Made Wealth Tour. Very excited and honored to be asked to speak and train