The Deal That Should Have Ended My Investing Career

Source: http://www.reiclub.com/realestateblog/five-biggest-investing-mistakes/

We all hear from friends and family that real estate is the best investment out there, but is that really the truth?  In this article, I would like to share how that advice turned my first real estate investment into a disaster, highlight my five biggest mistakes in that first purchase, and how you can […]…

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Are you thinking of investing in real estate? However, you do not have enough money to do this. Here is a tip you are able to use as long as the person selling the property is willing to negotiate with you.

To be fair, not all sellers will be willing (or even understand) the concept outlined. Your better guess is to locate a property that the owner has great interest in offering it, whether because they are moving, divorce, or they are frustrated with the people renting the place.

Actually, if you are currently renting and considering using this approach perhaps the owner would be glad to assist you! There are a few variations that could be used depending on you and your vendor. Do they need the market price or are they just desperate to get out of the monthly payments – maybe facing foreclosure?

The simplest way is to consider taking over their mortgage repayments – called ‘assuming’ the mortgage. You will need to be approved by the original lender to presume the mortgage. If you can’t get approved for an assumable mortgage you could also try a ‘subject to’ assumption where you merely make repayments while the property stays in the seller’s name.

You take over the original mortgage and get a 2nd mortgage on the remaining cost of the property with the seller. Offer a high, interest-only payment for a short time frame – 2 or three years. Rather than having the money sit in a bank they could be getting a high interest over two or three years with the remainder due in full at the end of the investment term.

When the term ends you need to be able to refinance the cost, or you could sell. Unless you hit an actual bad market the value of the property should have risen in that time.

Most mortgage lenders merely need to make a good investment. While your local bank could still be scared there are a lot of financial lenders that would like to make a deal. Financiers like property investing. The mortgage is usually around 60-70% of the value of the property, so as long as they know they get their money back in the value of the land if you default, they do not care what sort of income you make. Conclude the deal with a 2nd mortgage done with the seller. In case you default they can eventually foreclose on the property and sell it, settling the existing mortgage with the proceeds.

Now you can observe the entire picture. It is good that seller and buyer may work together. In the event they can’t wait for a sale, you can still give them their asking price with a little overall flexibility on their part.

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