Apr 09

What is a Real Estate Tax Deed?   To understand what a tax deed is, let’s back up and review how the tax sale is formed.  Property taxes are imposed to help pay for cities, schools, and more.  The entities depend on that revenue to meet their budget.

When property owners do not pay their taxes the entities still need the revenue. They do what they can to collect the back taxes, but sometimes all efforts are in vain.  When this occurs they turn to investors for help.

The county will create a tax deed and sell it through an auction.  The starting bid is usually the taxes owed plus fees.  There are often fees added on top of the bid in addition to the winning bid.

The auction styles vary, but the price is bid up until the highest bidder wins.  The winner of the auction will receive a deed in the mail usually within three weeks.

Some of the tax deeds have a redemption period where the owner that lost the property can pay the starting bid plus a set interest amount within a specified period of time.

Tax deeds are not offered at all tax sales.  There are other instruments that can be offered at tax sales like tax liens which I will cover in another post.  There are also auctions that are closed to the public. The tax deeds are only sold to banks and other large financial institutions in bulk.

If you are interested in getting started in tax deed investing then visit http://BankREOTraining.com to learn how to get started.

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Apr 08

What Is a Real Estate Tax Sale.  Real estate is taxed in most areas with a property tax. The money raised from property tax can go to the municipalities, schools, hospitals, etc.  When property owners fail to pay their taxes the organizations still need the money to meet their budget to do this they seek the help of investors.

The counties will create either a tax lien or tax deed for the investor.  I will go into more detail on the differences in another post, but I will briefly cover them now.

A tax lien or tax certificate is formed and sold to an investor for the amount of taxes owed.  The investor then will receive the principle back plus interest.

A tax deed is created and sold to the investor which means the investor receives the deed to the property with the voluntary liens, like a mortgage, removed in most cases.

The properties often sell for the amount of taxes owed plus other fees. This can result in a home for pennies on the dollar.  You have probably thought about buying a home appraised at over $100,000 for only a few thousand.  With tax sales it can happen.

Not every property for sale in a tax auction is going to be a gem. I have come across many properties that are in a swamp or out in the desert without roads or utilities.

Proper research is vital to making money and not losing money in tax sales.  There will be some great finds that can make you a lot of money, but there will also be some properties that are worthless.  I will cover research another time, but now you know what a real estate tax sale is all about.

If you are interested in getting started in real estate taxes sales now, visit http://BankREOTraining.com

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Apr 06

What is a short sale? Understanding what a short sale is can be important if you are a real estate investor.  A short sale is when a lender is willing to accept a payoff of less than is owed thereby shorting the lender.

There are specific conditions that must be met before the lender would consider a short sale.   First of all, the borrower must have some economic hardship that prevents them from being able to make the payments.

The current market value of the home must be less than the amount owed otherwise the borrower would have to sell the home and pay off the mortgage.

If the bank is willing to grant a short sale they have their own system for determining how much they will be willing to lose on the home.  Many investors start by offering a very low offer hoping the bank will come back with a low counter offer.  The truth is many banks will reject or ignore the offers that are ridiculously low.

Banks will generally sell the home for the market value first.  If the home sits for a few months without any near full price offers, they will lower it until it sells.  There is a limit to the amount they will accept.

If you do submit an offer on a short sale, be sure to include reasons for the price you chose.  Start off with the market price and deduct quotes for repairs. Also include comparable home sales to back up the starting price.

If you can back up your offer the bank will be more likely to accept it even if it is lower than the current list price.

For more short sale tips and information visit http://BankREOTraining.com

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Feb 12

Sam Goody´sGovernment intervention will cause more problems in the the real estate market, especially in commercial real estate.  When the government steps in with more regulations and oversight, it impedes competition and growth.

Elizabeth Warren Warns About Commercial Real Estate Crisis

Even as the economy shows signs of recovery, a government watchdog is warning that another financial crisis is coming round the bend — and that the Treasury Department and financial regulators are not prepared to deal with it.

“There is a commercial real estate crisis on the horizon, and there are no easy solutions to the risks commercial real estate may pose to the financial system and the public,” says a report issued Thursday by the Congressional Oversight Panel, the bailout watchdog led by Harvard Law professor and middle-class advocate Elizabeth Warren.

“The Panel is concerned that until Treasury and bank supervisors take coordinated action to address forthrightly and transparently the state of the commercial real estate markets — and the potential impact that a breakdown in those markets could have on local communities, small businesses, and individuals — the financial crisis will not end.”

Over the next five years, about $1.4 trillion in commercial real estate loans will reach the end of their terms and require new financing. Nearly half are “underwater,” meaning the borrower owes more than the property is worth. Commercial property values have fallen more than 40 percent nationally since their 2007 peak. Vacancy rates are up and rents are down, further driving down the value of these properties.

When the reckoning comes, it could threaten everyone from banks and pension funds to renters and small businesses — and small banks could be particularly vulnerable.

Warren warned against government inaction.    –more

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Feb 11

Is time running out?There are many strategies for buying real estate in a slow market.  The benefit for buyers is there are many homes to choose from and many deals that can be made.

Strategies For Buying Real Estate In A Slow Market

By: Real Estate Advisor

The real estate market tends to be cyclical with some periods favoring buyers and other periods favoring sellers. As with other free markets, the pricing and availability of real estate is directly related to the forces of supply and demand. While many real estate markets in the United States are experiencing a substantial slowdown, other markets remain robust, and some even continue to grow. What makes the situation even more complicated is that even within a particular city or county, there may be some areas that are hot and others that are cold.

In regions of the country in which the real estate market is slowing, there are some things homebuyers can do to increase their chance of getting the property that they want on terms that are favorable. Below are some strategies to consider:

1. Clarify What You Want. Be sure to understand what kind of property you want (e.g. bedrooms, bathrooms, size, yard, location, etc.). Identify items that you “must have” and items that you would be willing to forego if your other priorities were met.

2. Consult Experts. You’ve no doubt heard the saying that “all real estate is local,” so arm yourself with the best information available. Consult a local real estate expert who can guide you about what communities are hot and which ones are not. Obviously, you are more likely to find deals in communities that have excess supply and limited demand than vice versa.

3. Understand Market Data. Obtaining and evaluating data can be one of the most powerful tools in your arsenal. Identify communities that you find desirable and ask your real estate agent to provide you relevant sales statistics. For example, your agent can provide you:

a. A summary of how many properties are available in communities that you deem desirable.

b. How long properties are taking to sell this month, last month, last quarter, last year, etc.

c. How many properties have sold this month, last month, last quarter, last year, etc.

d. Changes in the median and average price of properties for a community this month, last month, last quarter, last year, etc.

e. Data on the sales price to list price ratio (SP: LP). This ratio provides information about how much, on average, sellers are reducing their price.

f. Detailed data on properties that are similar to the type of property you desire (often known as “comparables” or “comps”).

4. High Inventory Communities. Identify, or ask your agent to identify, communities that appear to be particularly slow, and that have an unusually large inventory of homes. You will have a broader variety of options in these communities, and you may increase the likelihood of finding a better deal.

5. Loan Pre-Approval. Be sure to consult with your bank or mortgage broker and obtain a loan pre-approval document. This not only let’s you know how much you can afford, but it also demonstrates to sellers that you are a serious buyer and that your offer is worthy of serious consideration.

6. Seller’s Motivation. While information about why a seller is selling is usually confidential, there are situations in which the seller will allow their agent to disclose important factors regarding their personal situation. Be sure to ask your agent to inquire about any information that the seller has disclosed to his/her agent that can be conveyed to your agent. This information may help you decide on making an offer on a property and the price you wish to offer.

7. Home Inspection. A home inspection conducted by a qualified inspector can provide you valuable information about the condition of a property. Moreover, if there are items that need repair or replacement, you can use this information to modify your offer price or terms.

8. Expand Search Scope. As mentioned above, even within a particular city or county, there may be some areas that are hot and others that are not. Be sure to provided detailed information about what you want to your agent, so that he/she can provide you a variety of community options.

9. Be Patient. Time is on your side when there is excess supply and insufficient demand. Try not to “fall in love” with a house so much that you cannot be objective. It may be that multiple offers and counter-offers occur before you either get the property you want or decide to walk way from a deal. You may also want to look at more properties than you normally would, so that you are exposed to a variety of options.

While the above is not an exhaustive list of strategies, it is a good starting point of issues to consider when buying real estate, particularly in a market that favors buyers. Obtain the services of a knowledgeable Real Estate agent who can provide you with additional strategies to help you reach your real estate objectives.

About the Author

San Diego Real Estate

Riverside Real Estate

Pacific Beach Real Estate

(ArticlesBase SC #50850)

Article Source: http://www.articlesbase.com/Strategies For Buying Real Estate In A Slow Market

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Feb 10
Big single-family home

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With the real estate market being a buyers market, you need to make your home more attractive. Using a lease option can help you sell your home to buyers that might not be able to qualify for a loan.

Lease and Option Strategy to Make Money With Single-Family Houses

By Franco Zinzi

Most Investors Don’t Have the Cash Reserves to Subsidize Sublease-Options:

The fact of the matter is that most real estate investors are woefully under-capitalized and do not have the deep pockets or cash reserves that are usually needed to subsidize sublease-option deals. Few serial sublease-option investors are around because most people go broke supporting their first sublease-option deal! This lack of operating capital creates a domino effect whenever there is any type of financial emergency. For example, when a tenant-buyer fails to pay the monthly sublease payment, the lessee usually has no money to make the lease payment to the property owner, which forces the owner to initiate eviction proceedings against the lessee for nonpayment of rent.

This in turn forces the lessee to start the eviction process against the tenant-buyer for failing to pay the rent. And if the lessee cannot come up with the money to pay the lease payment, the lessee will end up losing the real estate option, and the only thing he or she will have to show for their time, effort, and money will be an eviction on his or her record.

The Standard Lease-Option Agreement Violates the Due-on-Sale Clause in Loans:

Although I know of no case nationwide where a residential mortgage or deed of trust lender has declared a loan to be in default because the borrower signed a lease-option agreement on the property securing the mortgage or deed of trust and promissory note, you need to know that the lender ’s discovery of a leaseoption agreement can trigger the due-on-sale clause contained in residential mortgage and deed of trust loans.

Many Equity-Skimming Scams Involve the Use of Lease-Options:

You also need to know that many equity-skimming scams involve the use of leaseoptions. Equity skimming occurs when a property owner uses any part of the rent, assets, proceeds, income, or other funds derived from the property covered by a mortgage or deed of trust loan as personal funds. In a typical lease-option equity-skimming scam, a property owner collects an option fee and security deposit upfront and then collects lease payments for months on end without ever making a single loan payment to the lender. This goes on until the lender finally forecloses on the loan and evicts the unsuspecting lessee or tenant-buyer.

A Low-Cost, Low-Risk Lease and Option Strategy That Makes Financial Sense:

I hope that you heed my advice and avoid using the high-risk sublease-option strategy, which I have written about here. Instead, use a low-risk lease and option strategy, which involves buying a low-cost real estate option on an undervalued single-family house that you can lease at a below-market rental rate. This way, you not only save money on housing costs but also have the opportunity to profit from the property’s appreciation in value. The lease and option strategy provides a relatively low-cost, low-risk way to gain control of an undervalued single-family house, without having to incur the cost and financial liability that goes along with outright ownership.

And best of all, when you use the lease and option strategy that I am writing about here, you do not have to become a landlord and babysit tenant-buyers. All you have to do is move in and market the house to potential buyers. In the meantime, you get all of the benefits of homeownership- less the tax benefits-without ever having to:

1. Qualify for a loan.

2. Pay a down payment.

3. Pay closing costs.

4. Pay for repairs.

5. Buy any property.

Franco Zinzi has been involved with online marketing for nearly 3 years and likes to write on various subjects. Come visit his latest website which discusses of Stock Trading and leasing information for the owner of his own business.

Article Source: http://EzineArticles.com/?expert=Franco_Zinzi
http://EzineArticles.com/?Lease-and-Option-Strategy-to-Make-Money-With-Single-Family-Houses&id=3712850

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Feb 09

Brooklyn - Park Slope: Montgomery Place BrowstonesWhen you invest in real estate, it is important to keep your costs as low as possible in order to make the investment worthwhile. Taxes are one of the areas that can eat at your profits. Here are some tips to saving as much on taxes as you can.

8 Real Estate Tax Deductions to Improve Your ROI

Author: G. Brian Davis

Since the days of the Roman Empire, the phrase “the Tax Man cometh” has instilled fear and dread in the hearts of citizens worldwide. Fortunately for real estate investors, there are many tax deductions built into the real estate investing process, to help stem the rising tide of taxes in the last year. Coupled with a struggling and uncertain economy, every penny you save on taxes is a penny earned (a tax-free penny, at that).

Real Estate Tax Deduction 1: Settlement Charges

Many critics of real estate investment cite the high up-front investment in real estate, due to settlement charges such as origination points and other mortgage fees, title charges, appraisal costs, home owner insurance premiums, and myriad other costs that somehow find their way onto the HUD-1 forms. Mercifully, however, the majority of settlement charges can be deducted from your taxes, so don’t forget to bring the HUD-1 forms to your accountant’s office.

Real Estate Tax Deduction 2: Mortgage Interest

For the first three-quarters of your mortgage loan, the overwhelming majority of your mortgage payments is comprised of interest, not principal, but the good news is that the interest portion of your payment is tax-deductible. Don’t forget to deduct it, because it can often be a substantial sum.

Real Estate Tax Deduction 3: Private Mortgage Insurance & Real Estate Taxes

Don’t pay taxes twice! Your real estate taxes can be deducted from your income taxes, so be sure to save your tax statements for each rental property. Further, high LTV loans generally include private mortgage insurance (PMI), which is also tax deductible.

Real Estate Tax Deduction 4: Repairs and Maintenance

In most cases, landlords are obligated by their rental agreement to perform necessary maintenance and repairs on their rental investment property, which can often result in substantial costs to the landlord. However, the good news is that most repairs and maintenance on a rental investment property are tax-deductible, so be sure to check with your accountant about every penny invested in your properties.

Real Estate Tax Deduction 5: Landlord Forms & Legal Advice

Whenever you purchase landlord forms or supplies, or pay for legal advice or services that relate to your rental properties, these expenses should be deducted as a cost of doing business.

Real Estate Tax Deduction 6: Property Management Fees

Property management firms generally charge 5-10% of your monthly rent, not to mention they often pile on fees for finding new tenants to fill a vacant rental property. These fees add up very quickly, so be sure to write them off as deductible expenses.

Real Estate Tax Deduction 7: Depreciation

Depreciation is one of the greatest tax advantages of real estate investing, as you can deduct the theoretical “depreciation” of your rental property’s value. While the rules are somewhat complex (talk to an experienced real estate accountant), the general idea is that you can deduct your rental property’s depreciation as if it dropped to a value of zero over the course of 27.5 years.

Real Estate Tax Deduction 8: Accounting Costs

It’s almost a sick joke: not only does the government take a third of your paycheck, but you have to pay someone to figure out exactly how much you owe them! The good news, however, is that you can deduct last year’s accounting bill from this year’s taxes, and at least you won’t pay taxes on that money!

Real estate tax law can be very confusing and complex, so all landlords are advised to hire an excellent accountant familiar with real estate tax law to fill out all of your tax forms and review your return. Take advantage of the many tax advantages conferred upon real estate investors, and improve your return on investment!

Article Source: http://www.articlesbase.com/real-estate-articles/8-real-estate-tax-deductions-to-improve-your-roi-1645668.html

About the Author

Brian Davis is a landlord and real estate investor that consults and provides educational material for many landlord and real estate websites, including Real Estate Pro Articles and EZ Landlord Forms, featuring state-specific real estate forms for landlords.

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Feb 08
Panama Property = Money

Image by thinkpanama via Flickr

Real estate investment clubs are an excellent way to buy, sell, and learn when it comes to real estate.  A good real estate club will allow you to find other investors to do deals with and make the whole process faster.

Build a Great Real Estate Investment Club

By Steven Gillman

A good real estate investment club helps its members find investment opportunities. It also helps bring people together in profitable partnerships. It can be a place to find alternative sources of financing as well. Here are some tips for making your club work like it should.

Get The Right Members

There is no need to keep anyone from joining your organization, but you don’t want it to be nothing but beginning investors who haven’t yet bought a single thing. To be a valuable tool, an investment club need experienced investors too. To get them to join you may have to contact them directly. Talk to real estate agents to see who is actively investing in the area and sent them an invitation or call them on the phone.

First, let them know the club exists. Many investors understand the value of these organizations and will join as soon as they hear about them. Otherwise you might offer free membership for the first year, just to get them to join. Explain that even though you have many new investors, these “newbies” can find properties that they can’t afford or are afraid to invest in, and experienced investors can take advantage of these.

Have The Right Activities

If you don’t already have an “I have/I need” routine, start one. This is a time when every member announces what they have or what they need. For example, at a meeting of our real estate investment club in Tucson a few years ago, a member mentioned that he had good cupboards he had removed from a house he was upgrading. He made a little selling them to another member, and that investor saved perhaps a couple thousand dollars versus buying new cupboards for his fixer upper rental.

At another meeting a man mentioned that they had a great house to flip but didn’t have the money to do the deal. He wanted to sell the contract. I later overheard him negotiating the sale with another investor. He would make a few thousand for having found the deal, and the other investor hopefully made at least $20,000 fixing and flipping the property.

These “haves” and “needs” were written down on an overhead projector along with the person’s name and phone number. Members took notes religiously. On the “I need” side there were regularly investors who needed financial help with investments, providing great opportunities for those who had more money than time to invest.

Once per month seems to be a good schedule for meetings for a real estate investment club. Guest speakers and special presentations are a great way to make them more interesting, but always leave room for members to mingle with each other (this is one of the primary values), and for the “I have/I need” session. Membership dues should be reasonable, generally just enough to cover the rental of the space, minor advertising, perhaps coffee and cookies or some other snack.

Copyright Steve Gillman. To see a photo of the house we bought for $17,500, and to get a free Real Estate Investing Course, visit: http://www.HousesUnderFiftyThousand.com

Article Source: http://EzineArticles.com/?expert=Steven_Gillman
http://EzineArticles.com/?Build-a-Great-Real-Estate-Investment-Club&id=2817781

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Feb 05
Picture of the "Gingerbread House" i...

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Real estate lease options are one of the greatest strategies to use in a down housing market.  You have a buyer in the home rather than a renter which, in most cases, means the property will be better cared for.

Real Estate Lease Option Break Through!

By: Mark Walters

One of today’s most profitable real estate investing tactics is using a combination of leases and options. Here’s how it works:

You are an investor who buys and sells rental homes for profit. There are many ways to negotiate the purchase of a home. Of course, you can always make a purchase offer that includes your cash down payment coupled with a new mortgage loan.

Even with low down payments few investors have enough cash to do more than one or two deals.

No, it just not practical to tie up cash in each deal of you plan on buying 8 or 10 investment properties. These days many investors find a motivated seller who will listen to a more creative offer. The investor explains why it is in the seller’s best interest to lease the home to the investor with an option to buy in some set period of time. Often the term of the purchase option will be from 1 to 5 years.

At some point the investor will want to sell a property to get to the cash profit. One of the ways to sell a home for top dollar is to sell it on a lease with option to purchase. Often the investor can offer a buyer with weak credit the opportunity to buy a home when no one else will.

Because the buyer has a low credit rating the investor is entitled to a little more profit for taking the risk. This enables the investor to price the home 10% or 15% above market value and get a monthly payment 10% or 15% above normal.

The buyer is happy. They are able to own a home and begin building equity. The investor is happy. He makes a greater profit and the tenant/buyer treats the home as if they own it… as they can within a few months.

Often the trick is to find a buyer who is worthy of such a deal. Eureka! There is now a service, LeasePurchaseLeads found on the internet, that has list of tenant/buyers that are motivated, ready to move, already have a down payment, understand how a lease purchase works, and are serious about moving in?

To narrow it down even further, the tenant/buyers on the LeasePurchaseLeads list tell you exactly what kind of house they need, and where it needs to be. The investor then looks the list over and selects the ones with the highest down payment, and/or the ones that are ready to move right now looking for a home like the investor’s. There’s no fee to join the service and no fee to look over the list of potential lease option buyers. The investor only pays a nominal fee to get the name and phone number of anyone on the list that seems to be an ideal buyer.

If you’ve ever had to spend time search for suitable lease option buyers you’ll recognize the value of this service. It will cut your vacancy time factor way down.

Long live the lease option strategy!

About the Author

Mark Walters is a real estate investor who shares his techniques from his web site http://www.CashFlowInstitute.com

(ArticlesBase SC #8711)

Article Source: http://www.articlesbase.com/Real Estate Lease Option Break Through!

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Feb 04
Fannie Mae and Freddie Mac: That went well

Image by qthrul via Flickr

There have been many predicts surrounding the housing market. Some say the worst is over and we are recovering now. Others say the worst is yet to come.  The truth is it all depends on how involved the Fed wants to be. Take a look at this article and you will see what I mean.

Is Residential Real Estate a Ticking Time Bomb?

I know we all believe the housing bubble has already popped and all things real estate are over. One might think this post should be from 2006 from the title. But it’s not, this post is from 2010 and below are the reasons for the question.

First is the latest SIGTARP report saying the Government has become the mortgage market with U.S. taxpayers shouldering the risk. From the SIGTARP report we have a 100% government mortgage market at this point.

SIGTARP reports 100% of Ginnie Mae MBS are backed by FHA/VA/USDA, 100%. The current financial support for Fannie Mae and Freddie Mac is $1.4 trillion dollars. Look at the actual risk exposure of the above table of government backed GSEs, their MBS exposure, their funds and relationships. There is not enough taxpayers or bail outs in the world if those MBSes implode. I have to wonder if every single person in the U.S. was just given a home for free, if it would not be cheaper. Seriously.

Fannie and Freddie now have an unlimited bailout and it is estimated they have lost $400 billion dollars. The plan is to purchase $1.25 trillion mortgage backed securities from these two GSEs until the end of March.

The number of homeowners who are strategically walking away from their mortgages is up to 10% this year. We also have the percentage of home ownership to the general population back to slightly below the year 2000 levels. Recall the overall population is increasing about 2.3 million each year.

Note we might have $448 billion in GSE losses, $48 billion more than estimated just last month.

New Home Sales for December 2009 were 7.6% below November. Bear in mind there is an $8000 tax credit for first time home buyers plus a $6500 dollar tax credit for existing home buyers. These expire at the end of April 2010. The first tax credit expired at the end of November 2009. We also have actual rates low with no end in sight at least in signaling of the Fed rate.

Foreclosures for next year estimates vary, but seem to solidify at 3 million. 2009 foreclosures were estimated at 2.8 million.    –more

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