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How I Became a Real Estate Investor
Recently I closed on the sale of two homes. They were located about a mile apart and had comparable market values. However, beyond these two similarities, the two deals were very different from each other. Let me discuss in more detail the similarities and differences of the two deals. My business partner and I purchased both properties from families who were in preforeclosure. The leads for each property came from letters that I had mailed to families who had recently received Notices of Default. The one family responded to me within 24 hours of receiving my first letter. I met with them within two hours of receiving their phone call and signed a contract with them on the spot to purchase their home. The other family responded to me after receiving the fourth letter from me. After a couple of broken appointments and two meetings we signed a contract to buy their home. With each home we did a "kitchen table" type closing within a couple of days of signing the contract. Both homes were purchased "subject to" the existing financing remaining in place. The earnest money given for each home was one dollar. First Deal We began marketing the first house by advertising it in the newspaper at market value and putting signs in the neighborhood and nearby intersections. We had a verbal agreement with the seller that they would clear all of their belonging out of the house within two weeks. The house was very messy and dirty. When the sellers failed to make any progress clearing the house we went ahead with the marketing and reduced the asking price. Within two weeks we had only received a few phone calls from mostly non-interested prospects. At this point we reduced the asking price further and changed our signs to notify the public that owner financing was available. At that point we started to get a larger number of phone calls from truly interested prospects. Our owner financed terms and the lower than market value asking price separated us from the hundreds of realtor represented homes that needed bank financing. With the second home, purchased a month later than the first, we immediately marketed it with owner financing. When we purchased the home we stipulated in the contract that the seller had to vacate the property in two weeks or be charged a fee for failure to do so. The seller was agreeable and cooperative and moved quickly to remove their belongings from the house. The seller of the first house was still dragging their feet and the house was still a mess. Shortly after changing the marketing of the first house, we received an offer from a highly interested buyer. This house was truly ideal for this family and we wanted to help them get into it. They offered to buy it with bank financing and we agreed to sell it to them. There was still enough time before the foreclosure auction to close the sale with bank financing. I cautioned the buyer that he should seek a loan other than an FHA loan since we had not held title to the property long enough for FHA to approve a new loan. In case you didn't know, FHA recently changed a rule that now requires a property to be on title at least 90 days before they will approve a new loan. So guess what the buyer did? Right. His mortgage broker and his real estate agent steered him toward an FHA loan program. Luckily, the buyer qualified for a good FNMA program as well. So I stipulated in the contract that the buyer had to gain approval for the FHA program within 5 days or else drop the FHA program and proceed with the FNMA program. Both the broker and the agent needed education on this point, which I provided in writing, and four days later the broker notified me that the buyer would not be approved by FHA and that they were proceeding with the FNMA program. The next obstacle we faced was the home inspection. The inspection resulted in asking for several hundred dollars worth of repairs that we agreed to do. The repairs took two weeks to complete. While repairs were ongoing we ordered a property appraisal. The appraisers in our area are backlogged eight weeks but we knew an appraiser who would perform an appraisal within a week for 150% of his normal fee. Of course we didn't have the luxury of being able to wait eight weeks so we bought the expensive appraisal. The next obstacle was to order a preliminary title search, which showed a clear title luckily. The previous owner did not have an as-built survey so we had to order an expensive set of survey documents from the county. Now that the obstacles to closing were nearly erased and we were close to a hard closing date, we still had a problem with the previous seller. They had only moved a few things out of the house and the house was still well cluttered. They were getting around to moving out eventually but not fast enough to be out of the house before closing the sale. Their lack of cooperation and their inability to follow through with their verbal promises made it clear why they had neglected their home and let it go into foreclosure. Since the utilities were turned off and the seller was no longer living in the home I had the legal right to declare their belongings as abandoned property and I notified them that I would move the items out for them. My partner and I spent a day boxing and bagging up the seller's personal items, and grudgingly they picked the boxes and bags up the day before closing. Whew! Second Deal Now, on the other hand, events with the second property proceeded much more smoothly. We bought the home, found a buyer for it within eight days, and closed on the sale eight days later. We decided to sell the second home on a land contract or wrap mortgage with the existing financing remaining in place. We also decided to stipulate that the home had to be refinanced within two years or it would be foreclosed back to us. We did this to protect the previous seller's interest in the underlying financing. They didn't want it hanging out there for a long period of time. Our "owner finance" signage attracted several buyers quickly. We required a large enough down payment to "cure" the loan, that is, to pay off the existing arrearage and attorney fees. We found an eager buyer who had sufficient cash on hand and a good income, but without enough time in the area to have a high credit rating. He understood the concept of the wrap mortgage and the underlying financing and we negotiated a contract with him at Starbucks. He negotiated a lower sale price by offering a larger down payment. Basically we were able to immediately receive all of the "back end" profit that would have been paid to us in two year's time when he refinanced. We received this up front in exchange for a lower sales price. It was a fair exchange for both parties. He agreed to buy the home "as is" and to do some repairs himself. No home inspection was needed; no appraisal was needed; no repairs had to be made; no real estate agent needed to be paid; and no survey had to be ordered. The buyer paid all of the closing costs which were far less than he would have paid if he had used a real estate agent and a mortgage broker.We used a closing agent who is very familiar with transactions of this type, which she calls "unacknowledged wrap sales." Our closing agent has become a friend and has spoken at our local Real Estate Investment Club. In summary, each of the two deals netted about the same profit, but it is obvious which deal one would prefer to do if given a choice. If I were Robert Kiyosaki I might call one deal my rich dad's deal and the other my poor dad's deal. We learned enough to make deals of the first type go more smoothly in the future but I'll take deals of the second type every day of the week. I hope all of your real estate investing deals proceed smoothly and quickly. *****************************
Latest News:Site: Yahoo! News Search Results for news [News] 5 O'Clock Shadow News you can't leave work without: Asamoah makes a deal News of record News of record reports for Chelan and Douglas counties Newport News police seek help on wave of thefts from cars NEWPORT NEWS A rash of summer-night car break-ins and vandalism has police asking the public for help, and warning them to lock their vehicles. Newport News hit with rash of car break-ins NEWPORT NEWS -- Police are asking for help in solving a large number of car break-ins and vandalism cases in Newport News. According to police, 134 cases were reported in the area between J. Clyde Morris Blvd. and Oyster Point Road since June 1. Most of the incidents were between J. Clyde Morris and Middle Ground Blvd. and happened during the early evening hours. Police say many thefts happened ... NEWS ALERTS: Sign up to get breaking news on your mobile phone Get breaking local news as it happens. Enter your phone number: Standard Messaging Rates or other charges apply. To Opt-out text STOP to 4INFO (44636). For more information text HELP to 4INFO (44636). Contact your carrier for more details. Powered by 4INFO. Newport News police search for suspects in string of car thefts Newport News detectives are seeking assistance from the Community, in solving a large number of cases involving damage to, and larcenies from, cars. Newport News police seek information regarding larcenies and property damage NEWPORT NEWS -- Police are investigating 134 cases of damage to cars and larcenies from cars that occurred between June 1 and July 25, according to police. News in brief Here are a selection of brief news items from this week?s paper edition, and possibly a few news briefs that didn?t make it in the paper. Newport News townhouse damaged by fire NEWPORT NEWS A townhouse in the 1000 block of Willow Green Drive was damaged by fire this morning, fire officials said. One of the residents had minor burns to his hand, a Fire Department news release says. An off-duty city firefighter/medic helped evacuate the adjoining homes. News of the Past who has deep genealogical roots to Winston County, provides news from past editions of the Winston County Journal. The Winston County Board of Supervisors posted a notice of the new "Dog Law" which was passed in the July term. Site: news - Google News Arizona News Round Up - San Francisco Chronicle (blog)
MORE RESOURCES: Site: Yahoo! News Search Results for real estate Real Estate: The Bullish Case Real estate still faces headwinds, but there are indications the sector may be on the mend. Here are three ETFs for betting on real estate. REAL ESTATE Residential real estate In this section you can find different offers on residential real estate from the leading real estate agencies: Apartments for all tastes: standard to luxurious, short or long terms. Real estate broker takes floor at Columbus Circle A 10-year-old and fast-growing New York real estate brokerage is taking on more space at its Columbus Circle building. Bond Real Estate New York has signed an eight-year renewal and expansion for 10,800 square feet at 1776 Broadway. Real Estate News: California?s Building Bust Choking Off Jobs Here is a look at real-estate news in today's WSJ: Inland Real Estate Auctions, Inc.'s September Auctions Include Office, Industrial, Retail, Homes, Apartments and Land OAK BROOK, Ill.----Inland Real Estate Auctions, Inc. announced today a roster of properties that will be sold during an auction event on Sept. 15 in Oak Brook, Ill., including retail and office buildings, an industrial building, single-family homes, apartments and development land. REAL ESTATE AGENCIES Apartment Rental Service (STN) (show on map) Working in the hospitality industry since 1999 and being engaged in the acquisition, holding and management of hotels and real estate properties, the STN company has built up an impressive record of success by bringing together three essential elements: a commitment to guest comfort and satisfaction, a staff of dedicated professionals, and an ... Calif. Revokes Real Estate Licenses at Record Pace California real estate license revocations hit new record in fiscal year ended in June California - Fiscal year - Real estate - Business - Law Inland Real Estate Corporation Extends Tender/Exchange Offer for Its Outstanding 4.625% Convertible Senior Notes due ... OAK BROOK, Ill.----Inland Real Estate Corporation today announced that it has extended the expiration date for its offer to exchange or purchase any or all of its outstanding 4.625% Convertible Senior Notes due 2026 , of which $125 million aggregate principal amount are outstanding, for a new series of 5.0% Convertible Senior Notes due 2029 or cash, or a combination thereof, and the related ... Philippine Real Estate Festival 2010 There is a growing demand for real estate locally which is expected to sustain the property industry, with developers catering to all socio-economic classes of home buyers. These developers, together with corporate executives and diplomats from the international community, have agreed to speak and share their knowhow in real estate infrastructure development at the Philippine Real Estate ... Pure Industrial Real Estate Trust Closes $14.8 Million Previously-Announced Sale-Leaseback Transaction Pure Industrial Real Estate Trust today announced the successful closing of a single tenant, income-producing industrial property that was previously announced on July 23rd, 2010 for a total purchase price of $14,800,000. Site: real estate - Google News Calif. broker sues over new Neb. real estate rules - San Jose Mercury News
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