One-on-One: Tammy Phelps (Capital City REIA) – “A Real Estate Miracle”

Source: https://thinkrealty.com/capital-city-reia-tammy-phelps/

Why did Tammy Phelps, founder of Capital City REIA, leave her fulfilling, “dream” career as a highly-sought-after master hair colorist (one of only three in the country at the time)… more

The post One-on-One: Tammy Phelps (Capital City REIA) – “A Real Estate Miracle” appeared first on Think Realty | A Real Estate of Mind.

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Are you contemplating investing in property? However you don’t have enough cash to accomplish this. Here is a tip you can use as long as the property seller is willing to negotiate along.

To be fair, not every seller will be willing (or even understand) the concept outlined. Your better guess is to find a land that the owner has great interest in selling, whether because they are moving, a divorce settlement, or frustration with the folks renting the property.

Actually, if you are currently renting and considering using this strategy perhaps the owner would be happy to help you out! There are some variations that could be used depending upon you and your owner. Do they need the market price or are they just eager to get out of the monthly payments – maybe facing foreclosure?

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

You take over the original mortgage and create a 2nd mortgage on the remaining cost of the house with the seller. Offer a high, interest-only payment for a short time period – 2 or 3 years. Instead of having the money sit down in a bank they can be getting a high interest over two or three years with the rest due in full at the end of the term.

When the term draws to a close you should be able to refinance the cost, or you could sell. Unless you strike an actual bad market the value of the house should have risen in that time.

A lot of mortgage lenders merely need to make a great investment. While your local bank may still be scared there are plenty of financial lenders that would wish to make a deal. Financiers like real estate. The mortgage is usually around 60-70% of the value of the land, 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 kind of money you make. Conclude the deal with a 2nd mortgage done with the seller. In case you default they can still foreclose on the property and sell it, paying off the existing mortgage in the proceeds.

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

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