Is your money working hard enough?

 When we have isolated a home well under market value, we give our private lenders an opportunity to fund the purchase and rehab of the home. Lenders can also earn high interest rates  - generally 4 or 5 times the rates you can get on bank CDs and other Traditional Investment Plans 

 On a new home purchase requiring renovations. The cost will be allocated to the purchase price, renovations, carrying costs, cost to resell, and also a small buffer for unexpected expenses 

There are many reasons, but the primary reason is, time and negotiation leverage. Many of the homes we are purchasing are in need of a quick sale within 10-14 days. A traditional bank requires 30-45 days to close a loan. Also, our leverage is far greater when we purchase using cash funds. Many traditional home sales fall out of contract because of financing issues, and this allows us to negotiate a much lower purchase price and reduce our risk.

Lending guidelines are also continually changing. New requirements include applications, approvals, junk fees, and strict investor guidelines. They also limit the number of investment properties that can be purchased by one company.

We make our money on the purchase. We may pay very high returns, but it allows us purchase 20-30% below a retail purchaser. That instantly creates thousands of dollars in equity. Also, typically we cut out the middleman in transactions, such as: commissions, mortgage broker fees, loan fees;  and our attorney costs are lower because there is less work for them to review.

Absolutely. With your cash funding we can offer something very few buyers can. We are buying on their timeline in as little as 10-14 days. Knowing that we’re going to renovate the home and buying in as-Is condition is a very important factor to most sellers of distressed property. They also won’t have to pay any additional fees. 

This is a great question and valid concern. However, our strategy is not to speculate 3 years down the road. Our goal is to purchase quickly and sell even faster. Most of our projects are complete in 3-5 months and will be sold in 6-9 months. The market doesn’t tend to shift that dramatically in a matter of months - it’s typically a longer process for an area to decline. Remember, we’re buying in strategic areas where inventory is already low and demand is high; this greater minimizes our risk.

We currently pay 4-5 times what a typical bank CD is paying. Our rates will fluctuate very little all depending on the purchase price and rehab involved. Most of our lenders are paid around 10%. There are different programs available.

The majority of our loans are set up on an 8-12 month note.   Occasionally, situations may occur  where we find a buyer immediately. In this scenario, we provide you with two options: we can   

either move the note to another property, or provide you with a minimum of 3 months interest. Most investors see the strength of our purchase ability at that point, and simply move the note to another property. 

Typically, we pay one large lump sum at closing on a short-term note. This is much easier to manage for both of us.

No. There is no government backed guarantee on these privately held real estate notes. You’re deriving protection from the equity in the real estate.,  since we typically purchase at 50% of the after repair value.  You have to remember we plan for the worst, and our homes have thousands of dollars of equity in them when purchased.

We purchase a builders risk policy (Vacant Dwelling Policy). In case of any damage, insurance distributions would be used to rebuild or repair the property, or used to pay you off.