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Monday, August 14, 2017

Flipping Real Estate: Calculating Costs by Heather Seitz

OPEN LETTER To Prospective Real Estate Investors
A full-time real estate investor just recorded a 40+ minute all-content video called:

"Private Money Structuring – How to Get Lenders to Chase You".

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-          Breakdown of typical financing avenues for real estate deals
-          3 Ways to structure private money deals, with examples
-          A slick way to borrow money from people who don't have money to lend
-          A way to structure private money deals that will have lenders chasing you
Click here to watch the video, many people are selling this information you have right now for free.

Watch the video and leave your comments and questions at the bottom!

Harvey Akeson, Tucson, Arizona

The following article is borrowed. 
 Shared to bring an additional prospective to Real Estate Investing Flipping Real Estate: Calculating Costs
By: Heather Seitz
If you been in the real estate investing business, or more specifically been flipping real estate, for more than a few days, you've inevitably gotten an email that reads something like this:

"Investor's Dream. This property will go QUICK.
  • Property Address: 1234 Main Street
  • Asking Price: $100,000 (Add or subtract zeros!)
  • After Repair Value: $150,000
  • Repairs: $15,000
  • Profit: $35,000
  • Details: Needs paint, carpet, tile, new kitchen, update bathroom, some roof damage.
  • Tenant occupied. Need to evict!"
STOP! Before you read on... Take a guess at what you think the "real" profit's going to be on this real estate investment...

If you haven't ever gotten an email or fax broadcast like this, then rest assured, you will! I'm about to probably tick off all of the late night infomercials and pitchmen out there! Sure, I understand that when you've got 30 minutes (or 90 minutes, for that matter), that you've to sell what's sexy... not what's real!

Now it's my turn to expose the real deal on real estate investing! This goes for flipping real estate itself (i.e. properties) or simply flipping the contract (also known as assigning the contract). When you're flipping real estate, you need to be able to calculate the "real" bottom line and if your assigning the contract, you need to know your numbers so you don't get blacklisted from investors! This one piece of information will keep you from getting into trouble because of any "real estate bubble"!

Purchase Costs
Here goes... Have you EVER purchased and sold a piece of real estate for FREE? If you're not sure what the answer is... It's an emphatic NO... You are going to have costs to buy, costs to hold and costs to sell. This holds true even if you are buying a property for all cash. (Think title fees, attorney's fees, recording fees, etc.)

If you're not getting a mortgage, your purchase costs are obviously much lower, but nonetheless, there are costs associated with any real estate transaction. Plus, more than likely, if you're relatively new, you're probably not paying all cash for property anyways. You're probably going to be using a hard money investor for your initial real estate investing financing!

For a quick calculation, you can estimate anywhere between 3% - 5% for closing costs to just acquire the property. That's 3%-5% of the purchase price.

Holding Costs
How much is it going to cost you each and every day to own this piece of real estate? See, if you're making money in real estate, you'd better believe that there are a lot of other people that are going to expect to get paid and they get paid in the form of mortgage interest, property taxes, utilities, property insurance, etc. Each of these is an expense each and every day that you own the property. Here's an example... A hard money loan on a bread and butter type piece of real estate might run you 15%. Let's say you got the property for $100,000. Every month, you are paying $1250 in interest alone. Let's say that taxes and insurance are another $200/month and then utilities at $100. Right there, the property is costing you $1550/month - or roughly $50/day. See, why it's important to know your not only your holding costs on a real estate investment, but also how long it's going to be on the market before you can flip the property.

Selling Costs
Here's the third part of the real estate investing puzzle. When you want to turn around and sell this piece of real estate, it's going to cost you yet again! Are you going to use a real estate agent and pay a commission or 3-4-5% or even more? On $150,000, that's anywhere from $4500 to $7500 chopped of the top. Then, you can figure 1-2% in closing fees.

If you can remember this... and apply what you've just learned to each and every real estate deal that you do, you'll be safe flipping real estate in any market. You see, if it's a hot market, you can calculate less time for holding cost. But, in a slower market, make your offer based on 6 months or 9 months of holding costs. It's really simple math! And real estate really is a numbers game...

Recommended Resources:
Finding Deals: www.motivatedsellermarketing.com
Estimating Repairs: www.fixingandflipping.com
Finding Contractors: www.servicemagic.com
Author Bio
Heather Seitz, the co-creator of Fixing and Flipping software, takes the guesswork out of estimating repairs. Learn how to estimate repairs and calculate profits in seconds. Click below for your free video and mini-course: www.fixingandflipping.com Article Source: http://www.ArticleGeek.com - Free Website Content

Real Estate Investing-Basics 101 B-Update 8/14

Previously published 2015

Disclosures, Disclaimers, Due Diligence Statements at the Bottom of this article.
Please Feedback, Comments, Corrections, even disagreements are welcome.  E-Mail

Investing in real estate doesn't require the investor to be a Mr. Fix-it, doesn't require a lot of money, but I do believe integrity with the quality of being honest with strong ethical principles is required.  Your word is your bond, protect everyone, put it in writing.

Frustrated, lacking confidence, it's natural.  Opening a door to a dark room you wonder what is inside, what dangers are before you.  Join a real estate investment club, network and have contact with experienced investors.  Sharing experiences will build your confidence and you will realize taking some reasonable risks is worthwhile.

Today with the Internet real estate investing is easier, faster, and yes, very profitable.  There are tactics and strategies to real estate investing, such terms as "buy and hold", "flips", "wholesaling", "rehab" seem pretty much self-explanatory, yet they could be a little puzzling to the new investor,

Lets look at wholesaling.  
The great thing about wholesaling real estate is that you have limited ownership of the property.  There is little risk, and you can do it with little or no money down. Wholesaling real estate is a strategy used by real estate investors, where a property is put under contract usually with an end buyer ready to take title and the investor walking away from the closing table money in hand.  

Wholesaling real estate provides an opportunity for someone to build income with little capital or credit.  All it requires is ambition and some specialized knowledge.  The more ambition you have, the more money you will make.  Wholesaling does not require a real estate license.  A license is not required to buy or sell any property that you have an equitable interest in.  That interest can be a contractual interest (you have the property under contract) or you actually own or have title to the property.

Flips can describe both wholesaling and renovations, fixing up, for resale.  Simply turning over in a short period of time.  Sellers (investors) of lower priced homes seeking first time home buyers or buyers with limited financial resources need to be aware of FHA or Veteran's home loans.  Especially holding periods before resale, inspection requirements and special financing conditions, lender points, title inspections, escrow,  government fees and various other closing costs.

Buy and Hold is what most people think about when you picture a real estate investor, not a "real estate dealer".   You are buying a property letting the market work for you.  Using financial leverage, a down payment controlling the property ownership while making mortgage payments.  The greatest share of these properties are rentals.  Using the money received from tenants to pay for the property, taxes, insurance, expenses and override or income for the investor.

The buy and hold is a little bit of a long-term strategy, and this is where you are building for the future and let the forces of the market work for you.  A rental property is a business and as such the government allows the cost of doing business to be deducted from the income prior to paying taxes.  When you work on wages, the income is subject to various taxes with little or no deductions. Payroll taxes, social security, medicare are deducted before you receive your check.
With investment income, dividends from stocks, bonds, and real estate you are allowed various costs of earning the money to be deducted before you are subject to taxes without the usual payroll tax deductions.  What a break! Like the saying goes, it takes money to make money.  Plus it is a lot easier if the tax code is in your favor!

While you are allowed depreciation on the improvements to your real estate property, you also are the beneficiary of appreciation.  Property appreciation is the growth in value of property over a period of time.  Economic conditions, population increases putting pressure on the availability of property and inflation of building costs.  Buying and holding is the wealth building phase of your real estate ownership.  Warning:  There are periods of time like the recession period that we are just recovering from when property values can "tank", reducing the value of your real estate investment.

Avoiding get-rich-quick schemes, real estate investing isn't an overnight wealth attainment, no work program.  Invest when you feel comfortable and expect planning for the long-term even when one transaction can make you a great deal of money on a quick flip.  It's building several of those profitable transactions that will provide you financial security.

*****Take out a minute...one of the most important ingredients for real estate investing is the knowledge and the access to money...it was once said money is made round to roll around.  It is critical every investor has a "money plan" and investor money smarts!  Click here to keys to the life blood of real estate, funding. 

Make sure buying property makes financial sense for you.

Got that carrot out in front of you, say you are interested in that first real estate investment, ready to buy, where to start?

Let's sit back and we are in our first few weeks as a licensed real estate agent. What considerations to making money in the profession?  Understanding "marketing" is number one priority.  Marketing isn't just putting up a for sale sign on a piece of property.

Marketing is a two way street,  One side of the street is the selling, the other side of the street is listing or finding the property for sale.  Some agents are content with a one way street.  Looking for buyers, sitting in the office doing "floor time" taking calls from signs on properties for sale, answering ads for our company's properties for sale.    The ambitious agent will schedule an open house and find prospective buyers there.

Actually the second avenue of your marketing program starts right there.  Consider the prospect not just as a buyer, but just like a new car buyer they may have a property that needs to be sold before they can qualify to buy another property.  In that case do you have a property trade-in program?  Can you make them a "qualified buyer" clearing them of their existing house?

You should jump at the opportunity to explain the benefits of selling their existing property and being prepared to be in the very best position to make an offer at the most favorable terms to them on purchasing their new home?

In other words for you, putting the horse before the cart.  Taking a listing, putting the property up for sale.   Finding a property to market, a listing, then going about the selling.  It is that part of real estate investing that is really the most difficult, finding that investment grade property.  Not for a listing but to buy/invest.  Many say the investment profits are made on the purchase, not the sale.  

You can enlist the help of a real estate agent to lead you to an investment property, but that may be difficult without a track record with several agents.  There are a lot of wishful thinkers, thinking about investing but never actually buying one. With a little experience a real estate agent knows since it doesn't cost people they can be wasting a lot of time with people dreaming about finding that "great bargain".
{Here is an actual story of such an incident.  Some fifty years ago I met my wife while I was selling real estate with her mother, we worked out of the same real estate office.  My wife's mother, Kay, received a call from a woman who said she was in town to shop for a home.  Her husband was being transferred and they were in the market to purchase a home in town.  She described the type of home, price and all, then made an appointment with Kay to pick the lady up at a downtown hotel and show her some properties for sale.  Kay found some suitable homes to show her and in the process also bought her lunch.  They covered a lot of nice homes in the better areas of the city, showing her the sights of the neighborhoods and the city.  Kay took her back to the hotel expecting a follow up call after her prospect spoke to her husband about the properties she had seen. After a day not hearing back from the woman, Kay called the hotel to speak to her and she was told they checked out, the conference was over and they returned home.  Kay wasn't acting as a real estate sales agent, but a tour guide while the woman's husband attended a conference in town.  What's wasting a couple days time as a tour guide to a commission sales agent?}

A real estate agent usually has lots of clients looking to buy investment property, and as a novice investor we won't be on the top of the list.  How about looking for an investment property among ads on properties for sale, especially for sale by owners?  Is the owner trying to merchandise the property themselves to save a commission?  Well, good luck there.  I'm trying to find an owner selling themselves to save the commission myself.

But, really another source of investment property, maybe finding an owner with a small equity and reasons to sell.  They owe what the property is worth and no room for paying sales fees.  Lots of legitimate reasons they want to sell without a real estate person.  So contact them view the property.  If you can, find out the motivations of the seller. What causes them to want to sell, and how much do they expect to NET from the sale after all costs?  Gives you an idea where to start with any offers and how flexible they will be when it comes to the sales price.

Wait, forgot one of the most important sources of possible investment property leads. Your "bird dogs", friends and family members interested in your success or at least what you're doing these days.  Let the people around you know you are looking for something reasonable in price and terms to buy to fix up and sell or hold on to for a little rental income.  No need to go into a lot of financial details, just let them know about your stepping out into a new venture and let them work for you.  If someone happens to land you that "right property".  "The lady around the corner who lost her husband and wants to move closer to her son."  

Remember a generous thank you reward that they can point to with pride will introduce you to a lot more "bird dogs" and repay you with more leads.  

Disclosure-I am not a CPA, Attorney or Licensed Real Estate Professional, I am not offering advice and encourage the reader to seek out such professional counsel as needed. 
Entering to any contract for purchase or sale of real estate, the reader's Due Diligence including searching out and researching professional opinions is recommended.
What you read is the first-hand experience of over 50 years of real estate practice and real estate investing.  I first was licensed to sell real estate in 1962 and three years later purchased my first real estate property for investment. In 1967 I was licensed as a real estate broker and became an independent broker in my own name.  I sold my real estate brokerage and continued to invest in real estate, now retired from business, but I continue to hold limited real estate investments.

Sunday, August 13, 2017

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Tuesday, August 08, 2017

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