Friday, August 22, 2008

Buying real estate is the best, safest way to become wealthy

From the Desk of Bryan Bailey

Hello My Investor Friends,

Real estate has been a fantastic investment throughout history.

There are truly many advantages to investing in real estate.

More millionaires have made their fortunes in real estate than anything else. Here is what some of the wealthiest Americans have said:

"Real estate is the basis for all wealth." -Theodore Roosevelt

"Buying real estate is the best, safest way to become wealthy." - Marshall Fields

"90% of all millionaires made it through real estate." - Andrew Carnegie

"Remember this, boy! Real estate is the only thing they ain't makin' more of!" - My Grandpappy

Let's look at some of the advantages in more detail:

APPRECIATION- Over the past 80 years, real estate values have continually increased. Of course, there have been some periods where values decreased, but the overall trend has been up.

Like anything else, the value of real estate is determined by supply and demand. So what are the factors that have made real estate in such high demand over the years?

One of the main factors is that shelter is a basic human need. People need places to live, work, and shop, where they aren't exposed to the weather.

In periods of high inflation, real estate values go up. Real estate is an investment that benefits from inflation.

LEVERAGE- A great thing to learn about real estate is you can tie up a big asset with a relatively small amount of money. You can easily buy a $100,000 home with only 10% ($10,000) down payment and that's if you do it conventionally...

To illustrate the power of leverage, consider this example. Suppose you bought $10,000 worth of gold, mutual funds, or some other investment. Let's say that it goes up a modest 10% for the year. Your investment is now worth $11,000. So your return is 10% of $10,000 = $1,000.

Now lets suppose you take the same $10,000 and use it as a down payment to buy a $100,000 house. Again, let's say it goes up 10% for the year. Your property is now worth $110,000!

Your $10,000 investment increased by $10,000.

That is a 100% return on your money (not even considering the equity build-up resulting from the constantly decreasing mortgage - cash flow - or tax advantages)!

TAX ADVANTAGES- You can deduct, as an expense, all of the interest, property taxes, insurance, repairs, inspections, and depreciation on your investment real estate, no matter how much you own.

Do not confuse this with the rules for your personal residences. While you are limited to deducting interest on up to 2 personal residences, you can write off unlimited interest on investment real estate.

The IRS also allows you to take a paper write off (depreciation). You can depreciate the structure (not the land) as if it would be worth nothing at the end of 27.5 years! Of course we all know the property will probably be worth much, much more in 27.5 years than it is now, not less.

Nevertheless, on a $100,000 house, if we assume the structure is worth 80% of the total, we are allowed to write off nearly $3,000 in depreciation alone each year! That's $3,000 off your gross annual income!

Now that is tax planning!

FREEDOM- While there is some management and record keeping required, it is nothing compared with other investments. If you invested in a business such as a dry cleaners or a restaurant, you would be married to the place, putting in an ungodly amount of hours.

Real estate investing can be done without too much interference with your current job.

SOMEONE ELSE PAYS FOR IT- With real estate, the people who occupy your buildings are called tenants. They pay you rent every month that you use to pay the mortgage.

The tenants literally buy your investment property for you!

When you invest in stocks, bonds, or precious metals, you are the one who has to pay for it.

CASH FLOW- Real estate provides you with a monthly cash flow. This can result in some very significant income, especially after the loan is paid off.

SOLID ASSET- Real estate is widely recognized as one of the greatest assets to own. It will be looked upon favorably by anyone looking at your financial statements. Real estate is also easy to borrow against should you need extra capital.

Once you understand all of the advantages of investing in real estate, it is easy to see that very few investments can it. No wonder it is the favorite of millionaires!

If you want to be successful, do what the most successful people are doing...


What Makes Single Family Homes A Powerful Investment Strategy?

We have discussed the value of investing in real estate, but why single family homes?

Why not invest in raw land, apartment buildings, shopping centers, or office buildings? There is certainly nothing wrong with these other types of real estate. I will be showing you how to invest in them in future issues of my newsletter.

Single-family homes have many advantages over other forms of real estate.

SMALLER AMOUNT OF MONEY NEEDED- The average person simply does not have the money to go out and buy a shopping center or apartment building, unless they build a financial base and really understand financing. As was discussed before, it is possible to buy a single family home with 10% or less down payment... ZERO down if you use my techniques.

This means you can buy a $100,000 house for only $10,000 down if you do it like most people (personally, I think it's downright stupid to make ANY down payment).

Single-family homes are great for the average investor.

PEOPLE ARE FAMILIAR WITH HOUSES- Most people are not comfortable with shopping centers or apartment buildings. They don't know what the rents are, what repair costs are, etc. On the other hand, most people do understand single-family homes. They probably have seen the value of their own home go up over the years. They know in their heart that it is a good investment.

They also know roughly what it costs for repairs. People buy what they are familiar with!

MORE FLEXIBILITY- Let's assume, that for the same amount of money you could either have 5 houses or 1 apartment building. If you needed money, with the apartment you would either have to sell the whole thing, refinance the whole thing, or bring in a partner on the whole thing. With the 5 houses, you could sell, refinance, or bring in a partner on just one.

It is comparable to having five $20 bills versus one $100 bill. If you buy coffee at the convenience store with a $100 bill, they might not take it. Like the $100 bill, the apartment building can be harder to get rid of. Houses are more liquid. In most areas, single-family homes sell in 120 days or less. Apartments can take much longer. More people can afford single-family homes and more people want them.

MORE CONTROL- With an apartment building, all of the tenants know each other, and they will know what they pay in rent. That means it is difficult to charge one tenant higher rent than another.

Plus, if one tenant plays the stereo too loud or causes other problems, YOU will get the complaints. With houses, they are generally scattered around the area.

You can raise the rents individually or offer lower rents to excellent tenants.

HIGHER EQUITY BUILD UP- There is usually more appreciation in single-family homes than in apartments. Apartment buildings are valued based on the income approach (how much money they bring in).

Single-family homes are valued based on comparable sales. This means your investment houses are valued according to what the others in the neighborhood are selling for. Owning your own home is part of the American dream.

A home is a psychological desire. There is certainly more demand for houses than apartment buildings.

LESS CHANCE OF RENT CONTROL- Rent control is where the government tells you how much you can charge for rent. In many big cities with rent control, buildings have been abandoned because the owners could not charge enough rent to cover their costs.

As a property owner, rent control is a very bad thing. Fortunately for the single-family home investor, most rent control laws only apply to buildings with 4 or more units.

LESS RISK- With single-family homes, you don't have all your eggs in one basket. The homes are usually scattered around the area. With an apartment building, if the area goes bad for some reason (i.e. a factory or freeway goes in across the street), you are sunk.

Single-family homes also tend to attract a better class of tenants than apartments. Apartment dwellers tend to be more transient, such as single people or young couples. They will soon outgrow it and want to move to a house.

Single-family homes generally attract a more stable tenant, such as families with kids in school who are less apt to move frequently. Additionally, most people who live in apartments won't do minor repairs and maintenance, like those living in a house will.

Other forms of real estate are fine, but they may require more money and sophistication than the average investor has. It is easy to see why single-family homes are a fantastic investment for just about everyone.

Get Educated and Get Your Investor Tools

All the Best,

Bryan Bailey

Monday, August 11, 2008

"Motivated Sellers Will Seek You Out"

From the Desk of Bryan Bailey

Hello My Friends,

I've got some good stuff for you today today...

“How To Get Sellers To Call You And Beg You To Take Their Property"

This business gets addictive when you get the system set up and running. It is a lot of fun seeing deals come together with very little effort.

Setting up your business in the first place is where the effort comes in. After it's set up, it is fairly easy to maintain.

I do most of my work on the phone. It doesn't take a lot of my time.


First, I set up the ads that attract the Sellers and the Investors.

You are looking for two types of Sellers. The ads are designed to get them to call you and ask for your help.

Here are the types of sellers that you are looking for...

TYPE ONE - Property owners who will sell to you at 15-40% below market value for cash.

TYPE TWO - Property owners who will sell you property "subject to" the existing loans or with other terms.

You must get either *price* or *terms* to get a good deal. There are several ways that you can use to bring these deals to your doorstep.

We use advertising to bring them to our door... but you have to be careful how you run your ads or you can end up wasting a lot of money.

You will want to set your real estate investing business up as a system that creates a steady stream of qualified sellers calling you and asking you to purchase their properties.

The next thing I do after getting them to call is talk to those people and see if their property qualifies for my program. I categorize their property and determine what type of deal I'm working with.

After gathering the information from the seller, I start by asking myself this first question... does it fit one of my two criteria above (price or terms)?

Second, what am I going to do with it after I own it?

1. Keep it as a rental?
2. Sell it to an end user on lease option (rent to buy)?
3. Sell it for cash to an Investor? (which I also show
you how to find)
4. Sell it to an Investor with Terms?
5. Sell it to an end user for cash?

The next step is inspecting the property. If you know how the functions of a home work, this is fairly easy, if not, read up on home inspections or use the guidelines that I give you in the course.

I'm going to continue this material in my next article, "How To Make A Zero Down Offer"

for now, go to my website and see all the great tools and information.

All the Best,

Bryan Bailey

Keep A Seller From Foreclosure - "Help A Buyer Who Could Not Buy A Home Without You"

From the Desk of Bryan Bailey

Hello My Investor Friends,

Today, I am going to show you how to solve people’s problems and make good money doing it… not to mention the fact that they will love you for helping them. I'm not kidding about this... they will love you for this and thank you with tears in their eyes.

I've seen it over and over again.

Solve Their Problems AND Make A Fortune

First let’s look at one deal and go from there.

A seller has a property that is worth about $120,000 and has a mortgage on it of $100,000.
You go through the numbers with the seller over the phone and explain how it is going to cost them easily $10,000 to sell their house, if they get lucky, because of Realtor fees, repairs, closing costs, and on and on.

Instead of using a real estate agent, you tell them you will take over their monthly payments. They no longer have to worry about that headache any longer. You will write up the deal using one of three methods…

1.) "Subject To" the existing loan,

2.) Land Contract or Contract For Deed and

3.) Lease With Option To Buy.

NOTE: none of these techniques are rocket science… you just need to be accurate when you write them up so you don’t shoot yourself in the foot and lose money or get sued. Once again… it’s all about having the specific knowledge and the right contracts to use.

So now you have a property tied up under a purchase agreement and you are going to start paying $950 a month on it within 60-90 days. The property is worth about $120,000 and you owe $100,000.

By the way, if you buy a property that is worth $120,000 and you only owe $100,000, how much money did you just make?

That’s right, you just made $20,000!

Just for signing a piece of paper! Of course you still have to get that money out of the deal, but that is what I’m going to show you how to do next.

Also, before you get worried about the monthly payments, you need to understand that you are NOT going to be the one making those payments. I am going to show you how to easily find someone who will start making that $950 per month payment for you.

And, if for some odd reason you are not able to find that person, you just don’t close the deal. You ONLY close deals that make you MONEY AT CLOSING. The only way you can do this is if you use a magic "weasel" clause.

In this scenario you can rent the property for more than $950 a month, it would go for at least $1,200 rent, but you don’t want to rent it out… you don’t want to be a landlord, right? You want to sell it and make money right away.

Help People With Problem Credit Buy Your Home And Make A Fortune

Over 1 million people file bankruptcy each year. Bankruptcy heavily affects your credit for two solid years and it is extremely difficult to get a loan after filing a bankruptcy. But even bankrupt people need a place to live.

Unfortunately, they cannot qualify for a loan so they are either going to have to rent, or work out some other type of buying arrangements with a seller.

You can work with any of these folks. People who filed bankruptcy are not the only people you are going to be helping, there are millions of other Americans who are having financial and credit problems. These people can’t qualify for loans either, but they are tired of throwing away money each month on rent.

Do you see how huge the market is with people who want to buy homes, but cannot qualify for a mortgage?

How can you profit from this?

How can you benefit these people?

You need to give them what they want. You will make the most money in any market, any industry, anywhere, by providing what is in high demand.

If people want to be able to buy homes and not throw away their money on rent, but they cannot do that through traditional mortgage lenders… then you give them a way they can do that without using conventional loans.

So… now you know why sellers are begging to work with you, and why you can put those deals together… now you see how and why the demand for these homes is so outrageous… you can easily find someone to buy your homes if you offer it to them without conventional financing.

It's Time To Get Started....

Go to my website and check out all the tools for you

Real Estate Investing Information for Investors

From the Desk of Bryan Bailey:

Hello My Fellow Real Estate Investor Friends,

The biggest need that most of Investors have RIGHT NOW is cash flow. They need money now, they need it fast and they need as much as they can get.That is why I thought I'd cover this topic today...
Immediate Cash Flow... Make Thousands Of Dollars In A Few Short Weeks With This Technique.
Sound too good to be true? Read on for the details....

In this article, you will learn…

1. How to obtain the right to sell properties without actually paying for them.
2. How to sell this real estate for a profit and walk away from closing with cash in your pocket!

You can use this technique over and over again and never spend a dime of your own money!
I am going to teach you two ways to do this. The first is by finding real estate that is available for sale at less than 85% of market value.

The second way to make short-term chunks of cash is by finding homes at full market value, but negotiating 100% financing with the Seller.

This is easier to do that it sounds.

You do it by buying a property "subject to the existing loans."
The most likely Seller you'll find who will do this is someone who can no longer afford to make his or her payments. There can be many reasons for this…

DivorceSerious, Illness, Death in the family, Loss of job, Simple irresponsibility.

For every emotional problem, there is a house for sale.
I will show you how to be a hero to these people.

You're goal should be to make a minimum of $3,000 per deal.
This may not sound like much, but if you do two or three of these per month, it starts looking very attractive... especially since you will have no money and very little time into each deal.

To make this work, you need to know five things…

1. How to find the real estate.

2. How to inspect it.

3. How to write an offer and negotiate the best deal.

4. How to find investors to purchase the properties you find.

5. How to turn it all into a well oiled machine that makes you money over and over again.

Right now, let me explain how the deals on the two types of investment properties are structured.

Let's start with real estate that you find for substantially under market value. I am going to get down to basics here, so if you already have a little experience with this stuff, stick with me... the advanced stuff will come.

If you have a home worth $100,000, you want to be able to buy it for no more than $70,000. This is 70% of its market value (.70 X 100,000 = 70,000) also known as 70% Loan To Value (LTV).

The lower the LTV, the more money you and your investor will make, but finding properties less than 60% to 70% LTV is not always easy for a beginner in a stable real estate market.

Let's be conservative and assume you will only be able to purchase properties at 70% LTV. Using the above example, let's say you find a property worth $100,000 and you are able to purchase it for $70,000.

Let’s also say that the only way the Seller will agree to this price is if you pay him all cash.
You are going to negotiate a purchase agreement with the Seller.

It will be very similar to a standard real estate purchase agreement, except for the fact that you as the Buyer will write into the purchase agreement that you have the right to assign your interest to another Buyer.

Then, you will bring in an investor who will take over your contract on the property and pay $3,000 to you for signing over your interest. The investor will then purchase the property any way he or she chooses and you will go on to the next deal.

If you can consistently find undervalued properties, finding investors is easy.
Remember, there's no such thing as a textbook deal.

Every deal you make in real estate will be different than the previous one.
You need to understand these concepts and the structure of the deal, so you can replicate it in your hometown.

Prices are different all over the country. Some areas will be higher, some lower, but every deal will work using these principles.

Investors, including "wanna-be" investors, don't know how to find undervalued real estate. They will be happy to pay you an assignment fee for helping them.

I know it works because they answer my ads every day.

The second type of property you will buy will be "at market value."
The unique thing about these properties is you will purchase these homes "subject to" the existing mortgage or trust deed.

What this means is... suppose a home has a mortgage of $100,000.
It has mortgage payments of $865 per month.
The market rent for the area is $1100 per month.

The Seller has to move. The reason doesn't really matter. It may be a job transfer, a divorce, a death in the family, whatever... it ultimately has no impact on you.

They can't sell the home without coming up with $6,000 or $7,000 to pay a real estate agent and they don't have $6,000-$7,000.
This means they must rent out the property and become a landlord (which most people don't want to do) or they can sell it to you.

If they choose to sell, you will take it off their hands and begin to make payments on their mortgage.
Before you make your first payment, you will either sell the property to an investor or find someone to lease option the home.

Either way, you put $3,000 in your pocket, immediately!
The most common type of Seller for this type of deal is someone who has purchased a new home in the past two or three years.

Because homebuyers typically pay a premium for new construction, they may have to wait up to five years before they can sell their home and break even (after they pay their real estate agent).
The value of the home has to go up about 9% for them to break even. What this means for you is... will be able to purchase homes that are almost new.
This cuts way down on maintenance and repair costs. It also makes it easy to find renters or investors to buy from you.

Have I get your attention yet?

Solving distressed seller's problems
is what we do...

...and we get paid very well to do it. You just need to know how to structure the deals so that you solve the Seller's problem and the Buyer's problem. If you do those two things, they will both love you for it and be happy to see you get wealthy in the process.

It doesn't take long to get going and start making cash money, if you follow through with the step-by-step system.

QUESTION: What is the best way to get started?

go to my website and feel free to click around....

Robert Allen Institute