Freedom Funding

ALTERNATE

EXIT

STRATEGIES

Selling on Rent to Own/Lease Option

Session 19

Freedom Funding

SELLING ON RENT TO OWN / LEASE OPTION Why Sell on Rent To Own?

Long Term Wealth is created by Owning High Quality, High Equity, Passive Cash Flowing Assets like businesses and real estate. 2

“Wealth is not acquired through addition.

multiplication.

Very few fortunes have been made by adding up paychecks and overtime. Nor are they made through a huge one-time killing in the markets.

Unfortunately, this is the path that many investors try to follow in achieving financial security. While a high annual income is certainly helpful in achieving great wealth, it is not the primary determinant. And while a major move in the market can certainly have an impact, any single move is rarely an important determinant of sizeable fortunes (unless that major move is responsible for wiping an investor out and terminating the ability to continue investing in subsequent years). According to statistical studies,

achieving wealth: It is acquired through two factors are most important in

1) The number of years that an individual has been consistently saving and investing 2) The proportion of funds, on average, allocated to higher return investments such as stocks - Passive income real estate ~ Josh Cantwell.” ~ John P Hussman, Ph.D.

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Freedom Funding

THE BIG 4 THINGS (Yes, That’s Correct – 4) THAT SELL HOMES FAST ...

1.

PRICE – We set a price that is fair, market supported and attractive to buyers.

2. CLEANLINESS / STAGING - This is an often overlooked, critical component in selling a home. The property CANNOT need any updates or repairs. Needs to be in

Perfect Condition

to sell for TOP DOLLAR!

3. MARKETING - Simply put, our Property Launch Marketing will astound you.

4. CREATIVE FINANCING - Offer the property with creative financing.

“NO BANK LOANS NEEDED” 4

Freedom Funding

SCENARIO: RETAIL SALE OF $40K FLIP

 $150,000 – List Price (Realistic Saleable ARV) • Drop price, drop price, drop price!  $132,000 – Sale Price  -$8,100 – 6% Commission to both Agents  -$4,000 – Seller Closing Costs  -$4,050 – Seller Concession 3%  ($16,150 – Seller Costs) 

$115,850 - Net Check from Title Company

 Remember this number because we will come back to it. 

What Are Your Into It For?

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Freedom Funding

SCENARIO: RENTAL (NO THANKS)



$150,000 – List Price

• Drop Price, Drop Price, Drop Price! 

Decision To Rent It

 Market For Sale Craigslist, MLS, Post, Repost Ads Daily  Show Property Over and Over - Deal With No Shows and Time Wasters 

30-90 Day Vacancy Looking For A Tenant

 Screening: Credit Verification, Job Verification, Criminal History, Reference Checks  Then Collect The Rent and Chase People Down  And Hope They Don’t Destroy Your House 6

Freedom Funding

SELLER {LANDLORD} EXPENSES WHEN RENTING



8% Vacancy Fee

• • • One Month Vacancy At Least 1 Mo Out Of 12 House Will Be Vacant Every Month Vacant Is Money Lost 

5-10% Management Fee

• Property Management Company Example • $75 - $100 A Mo Per Unit 

5-10% Maintenance Fee

• Including Water/Sewer/Grass/Snow/ Garbage Pick Up • Appliances 7

Freedom Funding

WHAT IS A LEASE WITH OPTION TO BUY?

1.

2.

3.

4.

5.

Rental Agreement Plus A “Pre-Agreed Upon” Sale Of The Property In The Next 6 To 24 Months Buyers Put Non-Refundable Option Money Down That They Don’t Want To Loose Buyers Are Responsible For All Upkeep, Utilities, Repairs and Maintenance. Buyers Get Approved For Mortgage And Buy ASAP.

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WHY ARE LEASE OPTIONS WORKING?

 Banks are still tight with lending criteria, so there’s an abundance of buyers who want the rent to own option • • They have cash with damaged credit They are not as choosy as a retail buyer and willing to accept the circumstances and get into nearly any home that’s offered as rent to own)  There’s an abundance of buyer’s repairing their credit from foreclosures during the melt down  According to Federal Reserve in Dec 2013: • 28% of all Home Loan Applications are Declined 9

Freedom Funding

TOP 3 SELLER QUESTIONS WHEN SELLING ON RENT TO OWN?



What If Major Damage Occurs?

1.

2.

3.

Mindset – The Buyers are “Owners” not renters They actually improve property Mentality - Why would I purposely damage my own house 4.

5.

Skin In The Game - Large down payment Hazard Insurance – landlord and renters policy 

Midnight Move Out

1.

2.

They move out with notice Just re-sell it  3.

Money Collection {Rent and Monthly rent}

1.

Angelo Russo, Avalon Escrow Company ($50 a mo) 2.

Seller keeps the option deposit Title company can collect 10

Freedom Funding

5 PARTS OF A LEASE OPTION CONTRACT



1. Rental Agreement

1 Year, With 1 Year Option To Continue Utilities Included And Paid By The Buyer 10% Late Fee If Rent Paid After 5 th Of Month 

2. Option Money

 $5,000 or 5% Of Purchase Price which ever is higher

3. Future Purchase Price

Seller Typically Gets Full Asking Price    

4. Rent Credits

10% Of The Rent Rate Incentive For Tenant Buyer To Pay Rent On Time and Eventually Buy

5. Commission

Paid By The Seller ½ of 1 st months rent + 3% when it transfers (Attach a Broker’s Lien) 11

Freedom Funding

TENANT BUYER WRITES 2 CHECKS

All Checks Paid “Avalon Escrow”

1. Option Deposit  Applied as Down Payment 2. First month’s rent – Ex: $1,250  Rent Credit - 10% per month  Applied  Reduces the Sales Price    OR Applied To Down Payment OR  Applied to Closing Costs 12

Freedom Funding

THE CLOSING

 The Real Estate Attorney or Property Management Company handles the payment collection.

 Protects the seller and buyer • Makes buyer pay on time (ACH withdraw) • Makes sure seller pays the mortgage and doesn’t go into foreclosure  The Real Estate Attorney or Property Management Company charges $50 month.

• Buyers pays for this service 13

Freedom Funding

THE HOOK FOR BUYERS

  Once a buyer realizes they can own instead of rent they will beat down our doors to own your home. All Interested Buyer’s

MUST

pre-qualify with our Mortgage Company so we can control their Credit Repair and ultimate purchase.

NATIONS LENDING CORP CREDIT REPAIR RESOURCES

 We tell buyers: “If you want to tie up this property, you need to put down $1,000 in earnest money to lock it up. Are you ready to lock up this property?” 14

Freedom Funding

SCENARIO: LEASE OPTION SALE

    

$150,000 Future Sale Price – FULL ASKING PRICE

• • • • -$7,500 Now – Option Deposit Non- Refundable -$4,000 Seller Concession 2.5% To The Buyer (rent credits) -$4,000 Seller Closing Costs -$4,500 Sellers Agent Commission (3% Of $150k) = $130,000 NET PROCEEDS From The Sale In The Future • +$7500 TODAY From Buyer = $137,500 NET PROCEEDS In Their Pocket • • • • + “Margin Over Payment” $250 /Mo For 2 Years = $6,000 Cash Flow Proceeds + Principal Pay down = $200 / Mo = $4,800 Principal Pay Down + Depreciation = 3.5% Value = $5250 BENEFIT!!!!! Per Year!!!!!!! $3500 Tax Savings = $10,500 - 35% Tax Bracket (Includes Fed, State and Local)

= $151,800 Net Net Over Course Of 2 Year Agreement

 + lower tax bracket @ capital gains rates vs. ordinary income rates **All number are approximate. 15

Freedom Funding

SCENARIO: RETAIL SALE

 $150,000 – List Price (Realistic Saleable ARV) • Drop price, drop price, drop price!  $132,000 – Sale Price  -$8,100 – 6% Commission to both agents  -$4,000 – Seller Closing Costs  -$4,050 – Seller Concession 3%  ($16,150 – Seller Costs) 

$115,850 - Net Check from Title Company

  Remember this number because we will come back to it.

What Are Your Into It For?

 Scenario $82,000 + Funding Partner @ 12% ($3,280) = $85,280 

Net Profit = $115,850 - $85,280 = $30,570

• THIS DOESN’T SUCK! But…….

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Freedom Funding

SCENARIO: LEASE OPTION SALE



Retail Sale

• • $115,850 Net Check from Title Company Remember this number because we will come back to it. 

Lease Option Sale

 • $151,800 Net Net Over Course Of 2 Year Agreement • + lower tax bracket @ capital gains rates vs. ordinary income rates **All number are approximate. 17

Freedom Funding

ALTERNATE EXIT STRATEGIES

1. Buy And Fix With Private Money 2. Launch The Property • Advertise “For Sale” & “Rent To Own” 3. Secure A “Rent To Own” Buyer Contract & Close 4. Apply To A Local “Brick and Mortar” Bank & Complete A “Refi” • They will want to see the property is occupied 5. Payoff Private Funding Partner with Bank Loan • Go from 12% to 4.5% interest 18

Freedom Funding

ALTERNATE EXIT STRATEGIES

Go to the “Brick and Mortar” Bank & Complete A “Refi” Banks will want all the normal mortgage info • Assets • Income • • W-2’s Good Credit (600+) • They like high equity • They prefer 6 months of ownership prior to “Refi” 19

Freedom Funding

ALTERNATE EXIT STRATEGIES

Local And Regional Community Banks

“Who Portfolio Their Own Loans”

• First Fed of Lakewood • 3 rd Federal • Catholic Credit Union, Vacation Land Credit Union Do Not Go To The Large FNMA, FDMC Lenders They Can Only Loan Up To 10 Per Borrower Local Regional Banks Will Do 30 Loans Per Borrower or More Local Regional Banks Will Lend To LLC’s or Corp’s Local Regional Banks Will Lend $3.0 Million Plus To One Borrower 20

Freedom Funding

ALTERNATE EXIT STRATEGIES

• • •

First Federal Lakewood

Up To 15 Loans Per Borrower 70 - 80% LTV Refi Based on After Repaired Value 21

Freedom Funding

ALTERNATE EXIT STRATEGIES

Rule of Thumb

• Every $100,000 Financed = $750 a month payment for P.I.T.I. 22

Freedom Funding

9760 RIDGE ROAD

            

REFERRED TO US BY A WHOLESALER

Purchase Price Rehab Private Money

Cash Back at Closing Cash in Pocket Up Front Cash Out Refi 80% Refi @

Sold on Lease Option 4 times • • • • $20,000 down $11,000 down $5,000 down $5,000 down

Sold in 2 days Net Profit Total Actual Net Profit

$76,000 $15,000 $100,000

$24,000 $9,000 $169,900 Appraisal $135,000 (Paid off Private Lenders) $139,900 FULL PRICE $34,910 + $41,000 Deposits $75,910 (Closed May 15 th 2013) Goal $40,000

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3332 MARMORE AVE.

              Bought Sold Short Sale Owed Paid Improvements Investment Private Money Sold 8.15.12

12.28.12

$139,000 $30,000 $1,000 $31,000 $31,000 $55,000 Should Have Sold

Closed on Dec 28 th

$80,000

2012

NONE OF MY OWN CASH OR CREDIT

Best Christmas Present I Ever Got

Net Profit $18,456 Total Days 4 months Purchase to Paycheck

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Freedom Funding

3332 MARMORE AVE.

 Mortgage 

Rent



Net per Year

$300/ mo

$800 / mo+ $500 / mo

• • Could have paid off in 5 years Should have kept it! 26

Freedom Funding

ALTERNATE EXIT STRATEGIES

Marketing Strategies for Rent To Own Buyers I Hire a Real Estate Agent To Do All My Rent To Own Marketing You Should Too “For Sale / Rent To Own” • Commission = ½ of 1 st months mortgage payment + 3% when it closes (in 6–24 months) 27

Freedom Funding

ALTERNATE EXIT STRATEGIES

• • • Listing Agent is Responsible For All My “Rent To Own” Marketing MLS Listing goes in “For Sale” & “For Rent” Sections of MLS • • • • • All the Same Strategies we use in Property Launches and our

67 Point Marketing Plan

MLS & Realtors, Pay Per Click Advertising: Google and Facebook Websites / Property Syndication, Craigslist, Backpage, (For Sale & For Rent Sections) White Corrugated Signs • JUST ADD: “BAD CREDIT OK / NO BANK FINANCING NEEDED / BUILD EQUITY AS YOU RENT!” 28

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Freedom Funding

ALTERNATE EXIT STRATEGIES

Qualifying Rent To Own Buyers Application • • • • Applicant Pulls Their Own Credit and Gives Us Their Credit Report Verify and Check Jobs Check Previous Landlords $5k or 5% Down (whichever is greater) at minimum 30

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Freedom Funding

ALTERNATE EXIT STRATEGIES

Qualifying Rent To Own Buyers

• Earnest $ Deposit • $1,000 Down (credit towards purchase) • When they write the contract they cut a check 33

Freedom Funding

ALTERNATE EXIT STRATEGIES

• Provide All Potential Buyers a Disclosure Document • Required by Real Estate Law • What’s wrong with the property? (if anything) 34

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Freedom Funding

ALTERNATE EXIT STRATEGIES

• • • • Once Letter Of Intent Is Signed It’s Handed Off To Closing Attorney Closing Attorney Creates The Rental Agreement And Option To Purchase Agreement Closing Attorney Also Sets Up Auto-draft From Buyer To Pay Sellers Mortgage Closing Attorney Distributes Money Based On “Disbursement Sheet” (similar to HUD 1 for “table top” closings) 36

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Freedom Funding

VIRTUAL $40K FLIPS AND LEASE OPTIONS

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Freedom Funding

6264 W. 54

TH

STREET

BOUGHT AND SOLD BY SHLOMO T. FROM TEL AVIV, ISRAEL!

     Purchase Price Improvements Total Investment Sold for Equity $45,000 $12,000 $57,000 $85,900 $28,900  Rent To Own $850 / mo 

Positive Cash Flow $400 / mo

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Freedom Funding

$40K FLIPS IN ACTION FOR SCHLOMO

 Shlomo surfs the internet for deals using the website I gave him (and you)  His Realtor is also his “Property Scout” - getting access to all the realtors inventory, special deals, pre-market inventory, HUD homes, bank and government listings before anyone else.  His Realtor / Property Scout bids blind on properties in his “sweet spot”  Once his contract is accepted he has 7 -10 days to do his due

diligence

 He has an inspector do his due diligence for him 47

$40K FLIPS IN ACTION FOR SCHLOMO

 His Title Company does all his due diligence for him = Current Market Analysis, Title Work, Previous Sale History etc.  His Contractor tells him what the repairs will be in less than 25 minutes. His inspector double checks the repairs.  His “Money Partners” fund the deals  His Contractors do all the minor “fix up work” to FORCE THE APPRECIATION  His Realtors run the Property Launch and find buyers and rent to own buyers  His Title Company and Closing Attorney (the one who does the due diligence) close the deals Freedom Funding 48