subject-to-real-estate-investing-course8939a1e3f4de326946edce730ab3b81e

Real Estate Crash Ahead: Don’t Miss This Opportunity to Learn Subject To!

Thu, 19 Jun 2025 21:04:06 GMT

Big Cities In Trouble! (Real Estate Crash Ahead: Don’t Miss This Opportunity to Learn Subject To!)

Greetings! (check out the Youtube video link below)

I wanted to share something ( from YouTuber Orlando Minor ) crucial with you that could be a game-changer for your real estate strategy, especially with the housing market showing signs of a downturn.

Check out this must-watch video about the current real estate crash happening nationwide: https://youtu.be/8i-pOlyzsSk?si=aTEqv9QI0yR826rj

As the market shifts, more properties will become available at prices many buyers can’t afford. That’s where Subject To —an advanced real estate strategy I teach—becomes invaluable. Subject To allows you to take over properties without a mortgage in your name or using your credit, which is PERFECT for a market downturn like we’re seeing now.

Now’s the time to take action before the opportunity slips away.

Whether you're looking to refresh your skills or are just getting started in real estate investing, Subject To is one of the most powerful strategies in any market, but especially when prices are dropping, and traditional buyers are backing off.

If you're a returning student, now’s the perfect time to refresh and get back in the game with updated strategies and real-world insights.

If you're new to real estate, don’t wait. Learn how to get properties with little or no money even in a downturn.

Don't say I didn't warn you.

Let’s make this market work for you!

Best regards,
Eric and Constance

https://youtu.be/8i-pOlyzsSk?si=aTEqv9QI0yR826rj

U.S. housing market: 5.6 million vacant homes and counting:

Thu, 19 Jun 2025 20:47:31 GMT

5.6 million vacant homes and counting: There is a massive housing crisis brewing in America

America could be in the middle of a major housing crisis, especially in the key metropolitan regions of the country, and there is a need to address and resolve it at the earliest, as things could disrupt the housing market at any time. Housing crunch and rental availability are some of the key factors driving this impending crisis, claim reports.

There may be a massive housing crisis boiling up in the United States mostly centered around the unavailability of homes in the largest metros of the country. Although alarms around this scenario have not yet been raised, there is no denying the fact that this shortage of homes in metropolitan regions clearly depicts the true nature of a housing crunch in the United States, which is a big problem for the federal administration to address in the coming months.

Is the US housing market in danger?

According to a latest report by top property site Realtor.com's analyst Hannah Jones, the major reason for this Epic housing crisis in some of the metropolitan regions is 'rental availability.' This clearly means that the rental vacancy has increased in the last few years which has led to many homes in the nation's largest metros sitting empty, even though some of them are at very reasonable prices.

With the improvement of the rental landscape in the United States, it has somehow led to an increase in abandoned properties. However, even though rental vacancy has caused an availability of high-priced homes for purchase in various US regions, supply has still remained tight and has even reported historically low rates.

What is the current status of the US housing market bubble?

The seasonal demand for housing is also a major concern as some of the popular vacation destinations see a boost in housing demand during prime seasons and witness a depreciation during off times, which is a somewhat similar case across the world now. Current housing prices are driven by multiple nuanced factors that could be in play, including the likes of location, mortgage rates, property amenities, location characteristics and even duration of stay.

There is a major need for an understanding of America's current housing crisis as millions of properties in key US regions stay vacant, and the impact of it all falling on the housing affordability and availability quotient, throughout the country.

U.S. Foreclosure Disaster EXPOSED!

Sat, 01 Feb 2025 16:51:21 GMT

Massive US Foreclosure Disaster EXPOSED! Economic Meltdown Has Begun

CLICK TO PLAY: Massive US Foreclosure Disaster EXPOSED! Economic Meltdown Has Begun

https://www.tiktok.com/@subjecttorealestatecoach

Sun, 01 Sep 2024 02:40:42 GMT

https://www.tiktok.com/@subjecttorealestatecoach

TIK TOK PAGE

Sun, 01 Sep 2024 02:40:40 GMT

https://www.tiktok.com/@subjecttorealestatecoach

Florida bubble about to burst. Shacks selling for $2 Million in Miami.

Sun, 01 Sep 2024 02:40:38 GMT

Florida bubble about to burst. Shacks selling for $2 Million in Miami.

https://www.youtube.com/watch?v=TiKosKgsnmA&t=328s

Real Estate Agents Vs Real Estate Investors.

Sat, 01 Jul 2023 23:23:40 GMT

This is a subtitle for your new post

If you're a realtor, I hate you. And if you're a realtor, you hate me. Or so it would seem.

(No, I don't hate realtors.)

There's an interesting - but totally foolish - dynamic at work where realtors & investors are concerned.

It seems that most investors assume that realtors are diabolically opposed to an investor's success. And vice-versa for realtors.

There are two very simple reasons for this:

1. Some realtors are absolute morons.

2. Some investors are absolute morons.

I know, I know, I know. I'm an investor, so I should take the investor's side. But I just can't take either side here. Here's why -

With very few exceptions, the only genuine similarity between investors and realtors are that they both make money by turning houses.

"The difference that makes the difference" between realtors and investors has to do with one thing: who is the TARGET MARKET that is served? Here's the answer -

· Realtors deal primarily with traditional buyers and sellers. You know - the type of buyer that has 10-20% down payment and good credit, and the type of seller who wants to sell their house but isn't in a desperate hurry to do so.

· Investors usually deal with NON-traditional buyers - the people who have down payment money but no credit, or vice versa. And our sellers are definitely non- traditional - we're after the people who have to sell TODAY - and are unable to wait the 3-6 months it will take to sell their house for full retail value.

· Realtors rely on having a relatively large amount of time to sell a house, in exchange for getting a top-dollar cash offer.

· Investors rely on quickly buying properties from motivated sellers, in exchange for a non-traditional offer of some type.

All of these are MARKET differences. Everything is related to the situation & circumstances of the BUYER or SELLER of real estate - and those circumstances will make the determination as to whether a realtor or an investor is the right solution for any individual situation.

Trying to fit someone who needs a realtor to an investor or vice versa is like putting the proverbial square peg in a round hole. Things just don't work that way.

So if you're a real estate investor who assumes that realtors are out to get you, stop being so foolish. Realtors can be a great resource in your network of business contacts - go out and establish a good relationship with a realtor today.

And if you're a realtor who assumes that all investors are crooked and use illegal strategies, please stop assuming that your license entitles you to declare all non- traditional strategies to be illegal. Go out there and make friends with an investor - there is BIG MONEY for you in that gold mine!

And regardless of who you are, just avoid people who are stubbornly stupid. Life will be easier, and you'll get more done.

Do you know "Subject To"?

Thu, 06 Apr 2023 03:18:34 GMT

Do you really know "Subject To"?

Q. Is Subject To a transaction between you and the lender/mortgage company or you and the seller/homeowner?

Q. Once you have a acquired a property via subject to what is the most important thing to do while you own the property?

Q. What are the benefits of using the Land Trust in a Subject To deal?

Q. How many main parties are there in a Land Trust and what are their titles?

Q. What are the functions and roles of those parties?

Q. What are some of the things you need to find out immediately when talking to a potential seller?

Q. Who is responsible for mortgage payments in a subject to transaction?

Q. What are the many ways to alleviate back payments if there are any?

Q. Can you name some professionals you should network with and/or have on your team as part of your real estate investing business and why?

Q. Can you name some of the purposes and benefits of the Property Manager With Limited Power Of Attorney document? (LPOA)

Q. When do you have your Seller/Homeowner sign the Contract/Agreement?

Q. What is the purpose of the Affidavit of Equitable Interest and when should it be used?

Q. What is the first Document/Form you have your seller complete?

Q. What is Due Diligence and the some of the steps?

Q. What Is a “due on sale clause”?

Q. What is a reason a lender “could” call the loan due?

Q. Is there an automatic trigger or event that can initiate the “due on sale clause”?

Q. Should the Option Payment be used as a down payment towards the purchase of the home by your tenant buyer?

Q. What’s a good length of time to set for closing?

Q. A good strategy is to lease the property back to the homeowner/Seller/ True or False?

Q. Name 3 CYA Documents?

Q. Name 3 marketing strategies?

Q. What are the ways to do a title search and why?

Q. What is the difference between a Quit Claim deed and a Warranty Deed?

Q. What is a strategy for acquiring a property without no money paid to the Seller/Homeowner upfront or at all in many cases?

Q. What are some ways to not only acquire the deed and keys to a property but also have the seller pay you in a subject to transaction?

Q. Why is it important to keep paper copies as well as digital copies of your documents?

Q. What is the website of the County recorder’s office or where deeds are recorded in your county?

Q. In most cases the Option Payment received from your tenant buyer is refundable. True or False?

Q. Should you perform a closing with a title company/attorney or can you or should you perform the closing yourself?

Q. It is a good idea to advertise and market your mortgage relief program and rent to own program on the same website? True or False?

Q. What document or form is used when a seller gives or leaves personal property or items with the house?

Q. What is a zombie property?

Q. How does a bankruptcy affect a subject to deal?

Q. You are assuming the mortgage in a subject to transaction. True or False?

Q. Which documents have to be notarized by the Seller/HomeOwner?

Q. What is the name of the document that is used if the Seller/Homeowner or your Tenant-Buyer is making installment payments to you?

Q. What important things must you find out if you acquire a Subject To property that has a Homeowner Association (HOA)?

Q. What is the only closing document that should be recorded right away?

Q. What closing document should never be recorded?

Q. When does your Trustee have the right to do anything related to the property?

Q. Should you keep the existing insurance in place on the property or should you get a new policy?

"The 3 Fatal Flaws That Guarantee You'll Fail As A Real Estate Investor"

Digitalseoinc@gmail.com (Eric Brown) — Tue, 29 Nov 2022 03:57:30 GMT

Take a moment to answer this question: When I say the term "real estate investing", what do you think of? Go ahead - take a second to think about it right now.

For most people, that term conjures thoughts of landlords fighting with bad tenants - or images of doing fixer-upper projects on old houses. You might even think about buying foreclosure properties as they're auctioned from the courthouse steps.

And of course, you think of the late-night infomercials that promise to teach you to buy property with no money down.

All of those topics are a part of real estate investing, and you'll probably choose to study one or more of them very closely. In fact, I'll teach you or have already taught you about those things in the Subject To course. But the undeniable fact is this:

Truly successful real estate investors focus on people more than they focus on real estate. The professionals know that nobody makes any money until a problem is solved, so they spend their time seeking out people with real estate problems and only then do they use their real estate knowledge to create profits.

What do real estate "wanna-be's" do? They spend all of their time reading the latest manual or studying courses, but they spend virtually no time trying to find the people who would benefit from their skills. Newbies focus on "strategy", not on "people" or "circumstances".

The simple fact is this: Newbies think that their knowledge of the "latest greatest" real estate strategies will translate directly into profit. But the most successful investors know that profit is created only when Opportunity meets Specialized Knowledge.

So how do the pro's find these opportunities for profit? Let's take a look at that right now.

Fatal Flaw #1: Newbies Don't Know How Or Where To Find Great Opportunities For Real Estate Deals

For the first 3 months of my experience as a real estate entrepreneur, I was a dismal failure. I spent a lot of time reading books and listening to tapes about creative real estate strategies, but I made little or no money at all.

Not a penny.

Not only did I fail to make money. I actually lost my own house to foreclosure. That was painful beyond belief, but I brought it on myself because I focused exclusively on being a master of real estate strategies, rather than a master of finding people whose circumstances matched my knowledge.

But then, as if by magic, things began to happen for me. Deals started to appear that I'd never seen before. Finding the fabled "motivated seller" was suddenly much easier than in the past. And that led to deals where I actually made real, spendable cash. It was truly amazing!

What was the difference?

Instead of focusing on learning every detail of the technical strategies of creative real estate investing, I began to focus on finding great deals through some simple marketing strategies. Marketing is the process of reducing down the entire population of the world into a small subset of people with whom you can do business.

Marketing requires you to answer these questions:

1. Who is your "ideal" prospect? If you're trying to find homes to buy, your ideal prospect would have certain characteristics, such as:

The prospect is a homeowner
The prospect is "motivated" to sell their property
The home is in a certain geographic area
The home is in a certain price range
The home is in (excellent, good, fair, poor) condition

There are a lot more variables to fully defining your ideal prospect, and you might even have different ideal prospects depending on which strategies you're using. But the point is simple: You must know who you want to do business with.

Example - "My ideal prospect is a homeowner who is motivated to sell their property as soon as possible. The home should be in average or better condition and should be located in the 85042 zip code. The home's value should be in the range of $200,000 to $350,000."

2. What are you going to offer to your prospect that will motivate him/her to do business with you?

Another way to state this is: What is your "message"? What is the reason you'll offer for someone to do business with you?

Your message must be simple and should convey a very clear benefit to your prospect. Some of the most commonly used "messages" among real estate entrepreneurs are:

I Buy Houses
Sell Your House in X Days
Fast Cash For Your Home
Stop Foreclosure
Cash For Homes

Important Note: These are all very common marketing messages, but not all of them are particularly good messages.

Here's a Better Example - "I offer immediate debt relief to homeowners by buying houses or taking over the mortgage in 7 days or less."

3. How will you physically communicate your message to your ideal prospect?

Will you use

Newspaper ads
Road-side signs (Bandit Signs)
Cold Calling
Direct Mail
The Internet via Website (works well combined with social media)
T.V. commercials

The list of available communications media is literally endless. Your job is to use a few (not just one!) of those types of media to communicate your message to your ideal prospect.

To summarize - marketing means that you're communicating a desirable message to a suitable prospect, at a time when that prospect needs what you're offering.

Why is marketing so important?

Isn't it true that all home-buying strategies are totally worthless unless you've got a relationship with a homeowner who is willing to sell using your strategy?

And isn't it true that unless you have a qualified buyer, it doesn't matter if you know 70 different ways to sell a house - you still won't sell your house? Of course that's true.

That's why marketing is so important...and why most new real estate investors fail so miserably. Instead of focusing on the people that they can help, they focus on the technical strategies that they'll use.

And here's the hard truth of the matter: Nobody cares about how great your strategies are. All that people care about is what you can do to help them.

So your job is to:

Identify your ideal prospect
Create an offer that motivates your prospect to do business with you
Make your prospect aware of your offer

Important note: That was a very short discussion of marketing and prospecting, both of which are very big topics. We'll discuss these topics quite a bit more in future e-Lessons, so stay tuned!

Eric

Go Hard Or Go Home!

Digitalseoinc@gmail.com (Eric Brown) — Sun, 26 Jun 2022 06:27:58 GMT

Are you going to be on the sidelines this season? Listening to stories of those who made a killing in the business DURING the crash/downturn?

GO HARD OR GO HOME!

Wholesalers, flippers and newbies (beginning real estate investors) who don't have the “Subject To” strategy and method in their real estate investing toolbelt will soon be at a disadvantage. During good times most wholesalers simply had to come up with a contract to make money. Simple. Easy.

What about during a downturn? During a downturn you need to have an alternative strategy. Smart real estate investors should have multiple strategies in their real estate investing tool belts to weather the downturns or boom times as appropriate, making good money in real estate investing whatever the season.

Otherwise you’ll end up being like the rest… a “YouTube” taught wholesaler stuck in the mud or an investor with just one strategy wiped out and on the side lines.

But don’t take my word for it. After all you’ll just make it much easer for those of us who have multiple strategies and use the appropriate strategy (Subject To) for the coming season. Less competition leaving us to dominate the real estate investing arena during the coming downturn!

I’ve seen it happen during the Dotcom bust and the last one a few years ago. “One strategy” investors aka one trick ponies…

If you’re a Wholesaler…Learn Subject To. If you’re a Flipper…Learn Subject To. If you’re a ShortSaler …Learn Subject To. And don’t wait until the last minute…

But, but, but.. the conditions leading to this one are much different from the last one…YES but it’s still a crash or downturn. Who knows EXACTLY what’s going to happen, but that doesn’t mean don’t be prepared and not have some kind of plan. You see, somebody is going to get these houses when it happens. I’ll bet you it’s those who are prepared. Might as well be you!

There are more real estate investors in the arena now than ever before! Prepare for a mass exodus of the unprepared investors leaving lucrative niche markets and deals for the rest of us. That’s exactly what happened the last time. Don’t sleep on Subject To Real Estate Investing.

I was literally swamped with hundreds of requests from unprepared investors throughout the country during the last downturn and due to the time factor I had turned many away. And those that were lucky enough to be chosen paid a premium back then to learn this lucrative strategy instead of being proactive and saving money and learning this lucrative strategy now.

Sure, those who learned Shortsales became a king…but those who learned Subject To were akin to a God! Acquiring anywhere between 25 to 40 properties a year! Imagine on each property making money on the front end, middle and back end. 3 income streams on each property. Multiply that by the amount of properties you accumulate.

Every downturn or crash brings the known and the unknown but definitely opportunities! But if you don’t play you can’t win that’s for sure. Again, SOMEBODY or SOMEBODIES are going to prosper in this coming downturn or crash. It always happens. This time will you be counted amongst those? Or are you going to sit on the sidelines as a one trick pony aka one strategy investor listening to the stories of those who made a killing in the business DURING the crash/downturn? Happens every time…

Why starve during the downturn? Not having the right tool or strategy. Having a strategy that works EXTREMELY well during a downturn or crash such as “Subject To” will allow you to pick up properties 10 to 20 times easier than ANY other time including boom times. Times are already changing and very quickly I might add. Are you going to be on the bench during this season watching from the sidelines?

Learning from someone who has been through the last two crashes is advantageous. Or you can try your luck learning from a “YouTuber” trainer, coach mentor, who never even experienced the last two crashes. Your choice.

GO HARD OR GO HOME!

Learn Advanced Real Estate Investing. “Subject To”

Full 14 Day Course Includes Contracts, Agreements, Affidavits, CYA, Trust Documents, Lease Agreement, Lease Option Agreements, Marketing and COACHING!

Email your contact information to get more information and/or to sign up or go to the signup page below:

https://www.SubjectToRealEstateInvesting.com

https://www.subjecttorealestateinvesting.com/start-subject-to-training

602-753-8775 or 602-748-5659

Right now "others" are scrambling to position themselves to actually BENEFIT in the coming real estate "crash". Are you?

Sat, 02 Apr 2022 05:25:55 GMT

"The Real Power Of Subject-To Investing: Why You Need This Strategy,

Even If You've Got Great Credit And Plenty Of Cash..."

But the impending crash likely won't all cities in the same way. Some areas of the country could get hit hard, facing up to 40% price declines. But others are likely much more secure and could continue to see appreciation, even during a broader US Housing Market Crash.

Home buyers, renters, and real estate investors who want to find out the risk factors for a Housing Crash in their city should track the following 3 metrics for insight into the future of their local housing market.

1) Appreciation Acceleration: how much home price appreciation has increased in the last year compared to the previous year. Markets like Boise, Austin, and Phoenix have seen big surges in appreciation. This is worrisome given historical data from the 2008 Housing Crash which suggests markets with rapid appreciation could face big price declines in the future.

2) Sales Velocity: how many homes are sold in a market each year. The more homes are sold relative to the existing housing stock (aka the higher the sales velocity), the more likely prices in market are being influenced by speculation. Cities across Florida (Cape Coral, Tampa, Orlando, Jacksonville) have the highest sales velocity.

3) Economic Weakness: cities with high levels of job losses will likely face greater risk of declines in home prices and rents, especially with the foreclosure and eviction moratoriums expiring. New York, Los Angeles, San Francisco, Las Vegas, and Orlando have job losses nearing -10% over the last 15 months. Meanwhile, states like Idaho and Utah actually have job gains.

Reventure Links Website: https://reventureconsulting.com/

Instagram: https://www.instagram.com/reventure_c...

DISCLAIMER: This video content is intended only for informational, educational, and entertainment purposes. Your use of Reventure Consulting's YouTube channel and your reliance on any information on the channel is solely at your own risk. Moreover, the use of the Internet (including, but not limited to, YouTube, E-Mail, and Instagram) for communications with Reventure Consulting, LLC does not establish a formal business relationship.

0:00 Your City: to Crash or Not to Crash?

1:39 Appreciation Acceleration in the US

4:14 What's Better: Accelerating or Stable?

5:17 Lessons from the 2006 Housing Bubble

7:31 Accelerating Appreciation = Bad News

10:13 2nd Data Point: Sales Velocity

12:34 Low Sales Velo = More Stability

14:18 Fundamental v. Skeptical Markets

16:08 LONG-TERM Investor? One Caveat

18:08 Best v. Worst Job Loss Markets

20:30 3 Metrics to Track!

#HousingCrash #HousingBubble #RealEstate

"Subject To": Is It Legal?

Digitalseoinc@gmail.com (Eric Brown) — Tue, 01 Jun 2021 08:07:10 GMT

This is a subtitle for your new post

"Subject To?" Simply buying property subject to the existing mortgage or financing.

The seller deeds the property to the buyer and the sellers financing remains in place.

I've seen this: "some states and brokers do not "encourage" these types of transactions...check with your state or managing broker before doing these."

Notice they said "do not encourage", not that the transactions are illegal. Buyers getting houses "subject to" is mentioned in virtually all real estate training manuals in every state.

Notice I said mentioned? They just don't teach how to do it! Why?

Here's an excerpt from “Modern Real Estate Practice” one of many real estate training manuals that is used throughout the U.S. and is used by virtually all states as a guideline for real estate training manuals specific for their state.

QUOTE FROM “MODERN REAL ESTATE PRACTICE” – (Dearborn Press)

“When a person purchases real estate that has an outstanding mortgage or deed of trust, the buyer may take the property in one of two ways. The property may be purchased subject to the mortgage or deed of trust, or the buyer may assume the mortgage or deed of trust and agree to pay the debt.

The technical distinction becomes important if the buyer defaults and the mortgage or deed of trust is foreclosed.

When the property is sold subject to the mortgage, the buyer is not personally obligated to pay the debt in full. The buyer takes title to the real estate knowing that he or she must make payments on the existing loan.

Now in the event of a default, the lender forecloses and the property is sold by court order to pay the debt. If the sale does not pay off the entire debt, the purchaser is not liable for the difference. In some circumstances, however, the original seller might continue to be liable.

For example: Robert owns an investment rental property that carries a mortgage. For health reasons, he wants to sell the property to Janet who has been managing the property and who also wants to use the rental property as an investment.

Robert sells the property to Janet " subject to the mortgage" . In the sale, Janet takes title and assumes responsibility for the loan , but lets say after two months something happens and she can no longer make payments on the loan.

There is a foreclosure sale and because Robert sold the property subject to the mortgage, Robert (not Janet) is personally liable if proceeds from the foreclosed sale do not meet the obligations.

In contrast, a buyer who purchases the property and assumes the seller's debt (which is a mortgage assumption not "Subject To" ) becomes personally obligated for the payment of the entire debt. If the debt is foreclosed and the court sale does not bring enough money to pay the debt in full, a deficiency judgement against the assumer and the original borrower may be obtained for the unpaid balance of the note. If the original borrower has been released by the assumer, only the assumer is liable.

[b] The existence of a lien (aka mortgage) does not prevent the transfer of property ; however, when a mortgage is assumed (mortgage assumption) , the mortgagee must approve the release of liability of the original mortgagor....”

In contrast in a "subject to" transaction the buyer does not "assume" the mortgage according to the definition of "assuming the mortgage" by the mortgage company or lender. No approval or credit is needed for the transaction to take place. It is a Private transaction between seller and buyer.

Quote from “Arizona Real Estate Practice & Law”- (Dearborn Press)

Pg 132. “Cash To Loan Situations ” (Subject To)

Often a purchaser wants to “ buy out” a sellers equity position in a property and take title with the existing financing in place (aka Subject To). Such transactions are often referred to as “cash to mortgage” transactions, although – with the predominant use of trust deeds in Arizona – a more accurate phrase would be “cash to loan”.

"Three situations can arise in a cash to loan transaction, based on the relative degrees of liability for the existing financing that the seller is willing to retain and the purchaser is willing to accept. It is imperative that a licensee (real estate agent) involved in such a transaction correctly word the proposed financing arrangements in the purchase contract."

"The licensee is also obligated to inform and explain to all of the parties their rights, obligations and liabilities regarding the existing financing.

With the written permission of the original lender, a property may be sold “subject to” existing financing; and the seller remains totally liable for the payment of the loan balance even though the purchaser owns the property. In this situation the purchaser does not have to qualify with the lender for the balance of the loan. While this may appear financially risky for the seller, the risk depends on the amount of cash taken by the seller for his or her equity and the relationship of the balance of the loan to the market value of the property.

When you buy a property “subject to,” you are purchasing it subject to the existing financing. Put simply, this means that the loan(s) and any other liens or encumbrances already on the property stay there without any formal assumption on your part. The owner deeds the property to you, and you take the payment book and start sending in the payments just as the former owner did. Simple, huh?

Now..........Is It Legal?

Well, don’t let one of those attorneys or real estate agents you sort through before you find the right one convince you that there is anything illegal about getting the deed. If anyone tries to pull that one on you, ask them about line 203 on the standard HUD-1 form where it says “Existing Loans Taken Subject To.”

Why Does It Work? Sellers will GIVE you their house?? Yeah, right!

“But why would any seller go along with this?” you ask. Good question. I thought the same thing in the beginning. But there are some very motivated sellers who WILL do this. Those are the ones you want. Some are motivated simply because they cannot afford the mortgage payments any longer and the lender, bank or mortgage company refuses to give them lower payments in the form of a modification and won't work with them. Bottom line is they are going to foreclose sooner or later. Involuntary foreclosure cause loss of job, reduced income, divorce, moving out of town, etc. Also known as an economic default.

You also have another group of homeowners who are called strategic defaulters. The difference with this group of home owners versus the economic defaulters is that the strategic defaulters (voluntary foreclosures) CAN pay the mortgage but refuse to do it any longer. They do not want to put money in a home that was worth lets say for example $200,000. But it is now worth 150,000. or even less. They consider this a losing investment and not only do they refuse to put more money init (throwing good money after bad) but they it does no longer serve the purpose of which they once utilized it for...to withdraw money out of the equity it once had. Can't sell it because it is upside down (owe more than what it's worth). And for some reason they don't want to go through the hassle of short sale? Possibly because of the financial information they must give up.

Any way these are just but a few types of motivated sellers who will give you their house and the mortgage with it for many reasons. I’ll say there are as many reasons as there are houses, of which I have had numerous houses deeded to me from sellers in a wide variety of situations.

There are sellers with perfect credit who are downsizing and want to stay ahead of the game. I've had one deed me a beautiful 3 bedroom, 2 bath, 2-story home which was only 7 years old and had some equity. They just needed a fast sale.

Then there was the lady who deeded an investor friend of mine a house for the loan balance of $14,000. She had owned the house for 25 years but her mother had recently died and left her another house free and clear. Although the house she deeded him needed $10,000 in repairs, it was still worth $70,000 or so after repairs. When he asked what she wanted for it, she said she just wanted to be rid of it.

Many sellers will deed you properties days and even hours away from the auction block―some might even have substantial equity, some with little equity but low-interest loans.

Not all sellers who deed you their property are “unsophisticated” or “down and out.” Some just realize that they have a problem that needs an immediate solution. You just need to know how to provide it.

Subject To is a great way to build a portfolio of income producing real estate. There are no limits because the loans are not in your name, you never have to qualify so you can buy as many as you want. It is powerful stuff. The best way to get properties without credit or cash.

It is important that the investor using this technique be well educated in the strategy and have the proper paperwork and documentation to get the properties, hold the properties, and then rent or even sell them if certain conditions permit.

So now you know a little about what Subject To is. Let's talk about what it is not.

Buying or acquiring a house "Subject To" is not the only way to invest in real estate and get houses. Subject To do is not a license to go out and sign up no equity deals that put your assets and the seller's credit at risk. Bad deals are bad deals. Just because you can get a deed doesn't make the deal good. You must have more than one exit strategy and each deal is different.

Buying Subject To does not give you the right to walk away if the deal goes bad even though you can do this. I don't advocate it. Some real estate "gurus" teach this as one of the benefits of buying using this method. When you buy Subject To you make a commitment to stay in the deal until the loan is retired. The seller entrusts his credit to you and you shouldn't take that lightly.

No matter what shape the seller let his credit get into, your responsibility here as in the rest of life, is to leave things better when you leave than they were when you found them. This includes your seller's credit. Walking away from the deal after you get it is should NOT be an option...but you can.

Subject To is a powerful, awesome technique for buying real estate. It can make you very wealthy if you do it right and I credit it for a lot of my success in real estate investing when I first started.

Use it with care and responsibility and know it's limitations and it will do wonders for you financially. Now is a good time since there are so many types of motivated sellers out there. Remember this is not for traditional sellers of property, just the motivated ones who want to let go of the house Now.

This should give you some basic understanding of what "subject to" is all about. So... IF you're finally ready to make some money in Real Estate Investing just call us below!

by Eric Brown

www.SubjectToRealEstateInvesting.com

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(602) 753-8775 or (602) 748-5659 SubjectToRealEstateInvesting @gmail.com

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What exactly is "Subject TO?"

Digitalseoinc@gmail.com (Eric Brown) — Tue, 01 Jun 2021 07:54:03 GMT

What exactly is "Subject TO?"

A subject-to transaction or deal is where a homeowner gives you their property, but unlike what some would call a "traditional" real estate scenario, the property is not free of liens or a lien or a mortgage. Instead, it's still "subject to" the existing lien or mortgage, in this case the mortgage that remains.

A "subject to" transaction or deal is basically but not exactly the same thing as the old "assumable" loans , (remember those?) with the difference being that with assumable loans , the bank has given its blessing to the transaction and the liability for the loan will eventually pass to the new owner.

A subject-to transaction or deal on the other hand, is typically done without the specific approval from the lender or mortgage company because it is a private transaction and agreement between the former owner and the new owner or investor. The liability for the loan remains with the previous owner until the loan is paid off with or without a specific time frame.

The traditional or common way that property is purchased when their is an existing mortgage is the following:

let's say the typical person who went out and bought a property the traditional way located at 123 Scottsdale Rd, and they get a mortgage loan from a lender or bank, then two things have taken place:

1. The old owner of the property deeded the property to them, so they are now the owner of the property.

2. Since they didn't have the money to pay cash for the property, they borrowed the money from a lender or bank. But of course the lender or bank wanted some collateral, so they gave them a mortgage against the property to secure the debt. When the closing of this deal is complete, they are still the owner of the property, and the lender or bank owns a mortgage against the property in their name.

Ok now that's the traditional or common way to acquire real estate.

Now let's say something happens in a homeowner or sellers life - maybe a job transfer that they've got to react to very quickly, perhaps loss of income, divorce, or any number of things that change their ability or willingness to pay the mortgage and maintain a house.

Enter you, a smart real estate investor approaching the seller to purchase their home. You explain to them that they the homeowner have the ability to just deed their house to you, (there is a proper way to do this) and that you'll take over the payments on their mortgage.

You could explain to them that it's a lot like a lease, because you'll be paying a mortgage that's in their name. But it's different from a lease because you the investor will be the owner of the property, and therefore required to maintain the property (taxes, insurance, maintenance, repairs).

When the transaction is complete, you'll hold the deed to the property in your name or entity, but your deed is still "subject to" the loan the seller got from the lender or bank because the loan wasn't completely paid off at closing.

In this transaction (Subject To) no credit was required from you the investor and you have a loan or mortgage that came with the deed.

"Subject to" transactions or deals are an incredible way to buy property, and these types of transactions truly require none of your own credit . Creative Real Estate.

So the simple fact is that if having ABSOLUTE, UNDENIABLE ownership of a property is your goal, real estate investing via "subject to" is one of the best ways in creative real estate to achieve that goal.

Subject To is a type of seller or owner financing and it is the strongest type of ownership when it comes to “Seller financing”. What I mean by that is you have the deed, that is why "sub2" or "subject to existing financing" means "get the deed".

"Seller financing" means "any way a home seller can assist a buyer or a tenant to buy their home". Anytime you can get the seller to help fund the purchase of a property it is usually a good thing because unlike most banks the seller can be more flexible with terms.

Subject To deals have always been one of our favorite techniques when acquiring properties. If a seller let's you takeover his payments all you have to do is negotiate any remaining equity (if any) the seller has. A win-win for both seller and buyer.

Most of the times if a seller is upside down they usually aren't concerned about pulling any cash out. You can takeover the existing payment and whatever equity is leftover is yours. We always ask the seller if he is willing to walk away from the property for what is left owed on it and almost all who are looking to walk away from a house and mortgage will.

Who would do that you say? Sellers who may economically default (involuntary foreclosure) and sellers who seek to strategically default (voluntary foreclosure aka walkaways). Both huge markets now.

This Is Why You Should Be Investing in Real Estate Right Now

Tue, 01 Jun 2021 07:54:00 GMT

Real-estate investing isn't just for beginners; don't miss out on an incredibly lucrative opportunity.

Investing in real estate might seem like the latest get-rich-quick scheme you've seen on TikTok, but it's been making people rich for years. Leonard Stern of New Jersey started out as an employee at his father's pet supply store in 1959. He made his first investment in 1966 — a warehouse in New Jersey. He has since turned the money from that investment into a company, Hartz Mountain, which owns over 260 properties. He's ventured into several other markets, all made possible by his real estate business. He's worth $4.5 billion today.

For Stern, investing in warehouse spaces has made him extremely successful in real estate. Though you might normally think of buying homes when considering a real-estate purchase, the opportunities extend far beyond that.

Real-estate investing benefits

Real-estate investing might seem complicated, but the benefits far exceed any speed bumps you might run into. And the benefits are many:

1. Passive income . Building wealth and financial freedom is expedited with passive income. As Dave Ramsey says, “Passive income is money you earn in a way that requires little to no daily effort to maintain. Some passive income ideas — like renting out property or building a blog — may take some work to get up and running, but they could eventually earn you money while you sleep.” Passive income will help protect you should you lose your job and can even help you retire early.

2. Appreciation. Other than rent payments, real-estate investors also make money through appreciation. Appreciation is the increase of value over time. As time passes, a property should increase in value and rent payments may also increase. When you eventually sell the property, you’ll make a profit as long as you’ve done your research and made a good investment.

3. Leverage. Using various borrowed capital or financial instruments to increase your investment’s return is called leverage. For example, you might only put down 7 percent on your first property, but that investment gives you 100 percent of the property. You’ve leveraged a low amount of money for a potentially high return. Real estate can also serve as collateral since it’s a tangible asset.

4. Tax breaks. Real-estate investing also creates big opportunities for tax deductions and breaks. When you deduct things from your income at tax time, you claim less income and thus pay less taxes. With real estate, you can deduct the cost of owning, managing and operating your property.

5. Profitability. This should be obvious: You can create some serious cash flow with real-estate investing. The money you have leftover after you pay the mortgage payment and any operating expenses is your cash flow . You can set the rent so that it covers both expenses and provides you with a good return — just be sure to take the market into account. Plus, as you pay down your mortgage, your cash flow will only increase, as will your equity.

Real-estate investing for beginners

There are several ways for people to get into real-estate investing, even beginners:

● FHA loans. FHA loans are a special type of loan that is backed by the U.S. government. Using this type of loan, you can get extremely low down payment rates — as low as 3.5 percent . They also allow you to have a lower credit score than other lenders. The stipulation with this type of loan is that you must live in the residence you purchase. Many people use these types of loans to buy apartment buildings and do what is called “ house hacking .” With yourself living in one unit and collecting rent on the other unit (the loan allows for up to four units), you’ll be able to pay back your mortgage and earn cash. That extra cash flow can even make you enough to invest in more properties down the line.

● Flipping properties. This is when someone purchases a property with the intent to sell quickly, within four months or so. We see this often with homes. A real-estate investor will purchase a home that needs to be renovated, quickly update it and sell it for a profit. People also sometimes hold and resell properties during a quickly rising market. If you have the time and funds to quickly fix up a house and monitor the market, this could be right for you.

● Investing in rental properties. Lots of people are generating passive income by purchasing properties in high-traffic vacation areas and renting them out on websites like Airbnb or VRBO. The key here is research, especially if you don’t live in the area. This method involves online real-estate investing and a fair amount of analysis. You’ll need to calculate possible earnings based on how often other rentals in the area are booked.

What’s great with this option is that you can automate most of it: hire a property manager, cleaners, etc. This does eat into your profit, but is perfect for someone who wants a hands-off approach. Plus, websites like the ones mentioned above protect you from destructive renters, whereas having an apartment for rent doesn’t necessarily afford you the same protections. If you do have a bad tenant, he or she is there for a short period of time — unlike in an apartment situation.

Real-estate investing is often overlooked by new investors. However, real-estate investing for beginners is very possible and can be extremely profitable.

You Owe It To Your Self And Your Family. It’s Time To Get Wealthy Through Real Estate!

Digitalseoinc@gmail.com (Eric Brown) — Thu, 31 Dec 2020 12:55:38 GMT

What is the difference between what you learn from the so-called real estate investing "Guru's" and what works in the real world?

How to find homeowners who are DYING to give away their property - and how to influence them to give it to YOU!

I bought them with zero down payment and no conventional loans. That means I didn't have to use my cash and I didn't have to qualify for a loan with my credit or my income. Just because I have money for down payments and good credit doesn't mean I should use it... I don't and neither should you.

How to create long term residual income with your real estate investments. Make money automatically once you set it up.

How to create consistent, predictable cash flow every single month so you can say "Bye-Bye" to your old job.

You will learn a Step-by-Step method for investing... just like a franchise. Ever wonder why 90% of new franchisees succeed while 90% of new business owners fail miserably? No system.

How to ONLY close deals if you have a buyer.

How to find deals that no one else is after... no competition.

How to never clean a toilet , paint a wall, or deal with tenants if that’s what you want.

How to find VERY motivated sellers without cold calling, knocking on doors or visiting the courthouse.

How my system actually prevents you from closing deals if they turn out to be bad deals.

How to sell a property you don't own . Close a deal without buying it... legally.

Doing all these deals with ZERO down payment.

Doing all of these deals with NO credit check... ever.

You won't learn any "get-rich-quick" schemes from me. You *will* get straightforward, easy to implement, step-by-step instructions, that teach you how to create a solid, profitable real estate investing business.

This is not just another regurgitated Real Estate Investing course. You've seen them before... late night television commercials or internet videos that lure you to buy their course (basic info that won’t get you any properties) at a ridiculously cheap price (free or as low as $9.95 & up) then after that they call you and try to sell you the “real” info for thousands of dollars and they teach the same things that everyone else teaches.

They show you how to go out and get loans (if you qualify…uh huh..) and use down payments to buy property... big mistake. They tell you that the property will appreciate (it will) and you will become rich in 15 years? (you have to wait that long?)... stupid mistake. They tell you that leverage is king and that you should be leveraged to the max with your money and your credit on the line as collateral... insane mistake.

On the internet and on TV many, so called "guru's" teach you to waste time on ineffective marketing techniques that they don't personally use and will NEVER make anyone money except for the unethical shysters who teach it.

You think there is a lot of competition for the best deals? Think again. The way I teach you to look at structuring these deals will put you head and shoulders above 99.9% of all of the other wannabe real estate investors out there... they just don't have the same information to work with... they don't have the same tools and you will have after you finish this course.

I, guarantee that you will learn enough at this program to really make a difference in your real estate investing business. You will learn to start making deals within days of leaving the training. You will have the knowledge to confidently go out and make "no risk" offers that make you $3,000, $5,000, $10,000 and more, with only a few hours of work per deal.

You will know how to find sellers who are extremely motivated and will sell to you under the terms, price and conditions you need to make a quick profit... and the sellers will *thank you* for taking the property off their hands.

You owe it to yourself and to your family to learn how to do this. I've had many, many people ask me to do an inexpensive training program like this because they cannot afford the regular costly courses and seminars of the so-called gurus. This is my contribution to you and them... I hope you take it for a onetime cost of $999. Payment plans are available. Includes all the documents, contracts and mentoring you will need to start real estate investing right away.

Interested? You can hear some more about it in my Zoom Intro classes before you purchase just to be sure and you can decide if its worth it. Remember the last two real estate crashes? Get yourself prepared ahead of time for the coming one!

If interested call me at 602-753-8775 or email to:

SubjectToRealEstateInvesting.com

Best regards,

Eric

Eric Brown

You Owe It To Yourself And Your Family. It’s Time To Get Wealthy Through Real Estate!

How to find Motivated Sellers

Digitalseoinc@gmail.com (Eric Brown) — Thu, 31 Dec 2020 12:55:38 GMT

Learning how to make money in real estate can be a difficult task, let alone with no seed money to start with. I won’t sugar coat it - not having a lot of money will make your journey more difficult. But not impossible.

...but not impossible. Far from it. I know because I had to climb up the success ladder from the bottom rung. I worked my butt off, put in a ton of sweat equity, and I learned how to make serious money in real estate.

But I got cocky. I thought I had figured real estate investing out. I didn't fully understand, and I ended up losing everything.

I had to start all over again right back at the bottom rung. I realized that my success was directly attributed to the power of hustle, not the power of my bank account. I've climbed that ladder once more, but this time, I won’t forget that incredibly important lesson.

If you take massive action, push forward, and you never give up, you won't need a penny more to make it in this business. Without further ado:

4 Ways You Can Start Your Real Estate Investing Business With No Money Out Of Your Pocket.

1. Create a Lead Generation Business

The backbone of any real estate business is lead generation. It doesn't matter if you're a real estate investor, Realtor, a house flipper, or a mortgage broker, you need a constant stream of leads to create new business.

Most real estate professionals struggle with lead generation.

According to some research, the National Association of Realtors (2017 Annual Report,) the average Realtor completes 11 transaction annually . The average transactions among the top 1,000 Realtors in the county is 190, with the top three averaging 1,500 transactions.

That's an enormous difference. So why do the top agents get the majority of the business? Because they're excellent at generating leads.

So where do you fit in? Create a lead generation business that links motivated sellers and real estate investors and/or real estate agents together.

Now there are plenty of online lead generation services such as Bold Leads or Market Leader and others, but If you don't have a lot of money to start with and most of us don’t, emulating a business model like or isn't going to work. They have massive online advertising campaigns to find leads from all over the country.

But you can beat them at the local level. Here are some recommendations on how to start a lead generation business if you don’t have money to invest.

1. Find Agent-Clients FIRST

Make sure you find a market to sell to before sourcing the product. Find agents on Zillow , Redfin, etc. and call them up. Ask them if they'd be interested in more leads. Create a database of at least 100 agents interested in buying leads from you.

2. Find Motivated Sellers

a.) Direct Mail:
Direct mail campaigns WORK. The problem is that you need to have some money to begin mailing potential leads. As real estate investors, especially getting started in this business, money is usually a problem. But when you have some money saved up direct mail can get people to call you! Getting people to call you is a great thing! If the person on the other end is calling you then they have taken the first step and are automatically at least somewhat motivated. When you have a motivated seller you are a lot closer to having a potential deal.

Now where do you get these leads? Well, from a number of sources (which can also generate general leads). You can get leads from your local county recorders office and search for notice of defaults (pre-foreclosures), local paper, list service providers, MLS, probate court, there are tons of ways to get leads that would be great candidates for a direct mail campaign. After you get this information you can get phone info from a company called Batch Skip Trace.

It is also important what type of advertising you use when doing direct mail. Do you send a postcard or an envelope? I would try both and see which gets a better response. When using an envelope be sure that everything on the envelope is hand written. This makes the letter more personal and more likely to be opened.

You can hire someone to do this for you. A great source would be a college student and have it be a paid internship. Of course they can do lots of other great things for you besides addressing envelopes as well. In a recent conversation with another investor he mentioned something that blew me away. If you know a particular home that is going into foreclosure and you want to target the specific home. You can go to Wal-Mart I believe and make a personalized postcard. You can even put a picture of the home on the front and have it say “I buy homes just like this”. Now if that won’t get your phone to ring I do not know what will. Obviously you cannot do this to the masses but if you can target specific homes this may be very useful for you.

After you get this information You can then get addresses and phone info from Batch Skip Trace.

b.) Bandit Signs: When I first started in real estate investing, I almost gave up because I could not generate leads. After putting up bandit signs and taking them down each weekend, I was not only exhausted, but I did not get any quality leads. I had a few calls, but it was nowhere near the amount of calls that I had wanted or thought I would receive. Now, that is not to say that bandit signs do not work, because they absolutely do!

Bandit Signs do work. The success you will receive using bandit signs depends upon location, size, reach, and content.

Location: Your signs need to be where people driving will actually have a chance to read the sign, not just see the sign. I have paid people to put up signs for me and I have never been as mad as I was when I was driving and saw one of my signs on the side of a 55 mph road. There was no stop sign, no stop light, there was no reason why anyone driving on that road should ever see that sign. Clearly the best spots for signs are at 4 way stops that have a lot of traffic. Whether traffic stops for a stop light or a stop sign does not matter that much, but it does make a difference.

Think about it! At a stop light everyone stops, the traffic backs up, and then everyone goes at the same time. Hopefully they are all moving slowly at this point. But, if you can find a high congestion four-way stop with stop signs, everyone will see the sign. Every person must stop, then go, then stop, then go; until they actually reach the stop sign. They will have sufficient opportunity to read your sign and write down the number. The key to sign location are high congestion areas, where traffic is forced to stop!

Size: Size is important. If your sign is too small to read from a distance, then the person reading the sign may not have time to get the number, which does you no good. One thing you could also do that may help in this situation is to have a website. In my opinion every real estate investor should have a website. Make your website have a catchy title. It is much easier to remember a catchy title than a phone number, unless your phone number actually does spell something catchy. The point is your sign needs to be big enough so that those driving by will take a few steps; first notice your sign, then read your sign, and then actually write down or memorize the phone number or website.

Reach: By reach I mean your signs need to be everywhere. The point is to have people see your sign all over until a mental image gets burned into the brain. When this happens, you have achieved success with your signs. The more points of contact you have with your potential customer, the more efficient your advertising will become. Next time you are out driving take notice of the bandit signs around town. Then when you get home try and recall as many signs as possible. Which signs have stuck is your mind? I guarantee you it will be the signs you saw multiple times.

Content: This is important and encompasses not only what the sign reads, but how it is presented. If you are a foreclosure investor, get signs that say “AVOID FORECLOSURE”. If you are a lease option investor, get signs that say “We Buy Houses- We Take Over Payments”. By selecting the proper content, the sign will work better and you will prescreen your callers by getting signs that meet the criteria of the deals you like to work. This is not to say that the standard “WE BUY HOUSES” signs are bad. If you like to work any type of deal and want lots of calls, this may be a good path for you.

Presentation of the sign involves color and shape. I recently saw signs near my home that were shaped like houses. This caught my attention and similar signs may work for your area. People are starting to become accustomed to signs and not pay attention, but if your sign looks different, it will catch the eyes of more people.

Whether looking different means using different colors or having your signs in the shape of a house; you need to do something to set yourself apart and grab the attention of the people.

Classifieds
The classifieds are another great place to look for leads. There are a few sections in the paper you will want to pay attention to. Namely you want to look in the FSBO section and the For Rent section.

A. FSBO: This section can lead you to good deals by directly contacting the owners. The owners of these houses may not be the best candidates, but if they have been running the same ad for months, they may be willing to take a discount on the home. You can usually go online and view the time length a property has been posted in the classifieds.

By doing this, you can weed out the older listings from the new ones, but this is not to say that a newly posted classified does not have a motivated seller behind it. Newly listed homes could have motivated sellers due to a number of things; divorces, bankruptcy, job relocation, are all potential possibilities. Keep your eyes open for key words such as must sell or needs TLC. Also in the FSBO section, keep an eye out for numbers that are out of area. If you see this, you have found a winning ticket. If someone lives out of area they could have moved for a number of reasons but the fact is most people do not want to own homes other than the ones they live in currently.

They could have been relocated for a job, gotten a divorce and moved, any number of reasons. If you see a number from an out of town area code, call immediately! Chances are that the person on the other end of the line is a very motivated seller.

B. For Rent: In the For Rent section you will find a lot of disgruntled landlords. Some landlords even have places you might be able to take over with existing positive cash flows, but the landlord is just tired of being a landlord. If you can find a good lead in this section you may be able to get more than one home in a bulk deal. This is a great place to look for leads. Just call the landlord and start talking, more often then not they will speak candidly and you will have a great lead. If you dedicate a few hours one day a week to calling on landlords, I can almost assure you of a deal. This does not take a large commitment of time, and no costs other than a phone line. I encourage you to try this technique for a month and test your results. As time passes and you keep good records, this technique will become something you can use quickly and at very little cost

Housing Court = Tired Landlords
This is a great source for motivated sellers. Make some calls and find out where you have to file for an eviction of a tenant (if you do not already know). This is a great place because if someone is being evicted, then they are not paying rent. If the tenant is not paying rent, the landlord still has to pay the monthly mortgage. And finally, if you have a landlord not able to make a monthly mortgage payment, I would say you potentially have a motivated seller. Call these people and start talking to them about their house or building. Say you were driving by, liked the house, and asked the tenant for the number. I don’t know where the conversation will go, but you can easily come up with an excuse to start talking about the property. Right away you should be able to tell if they are a motivated seller. A lot of times you can tell by the tone in their voice. If you do have a potential motivated seller, mention that you are interested in purchasing the property. Be up front with the landlord and you will achieve greater success. This one technique can be great because you may have a landlord on the other end that is tired of being a landlord. If this is the case you might be able to get multiple units with just one simple phone call.

These are just a few of the ways to get good, qualified leads for your real estate investing business. The important thing is that you get leads from multiple sources. If you have only one way of getting good leads and that source stops to produce, you are out of luck. But if you have 20 ways of generating leads and one source stops producing, your business will continue and eventually you will be able to replenish that source or get a new source.

c.) Drive Qualified leads from your Real Estate Investor Website. My favorite! Create an online digital presence with a customizable, content rich, SEO driven, real estate investor website to elevate your business generate leads from seller and homeowners searching for help and solutions via www.DigitalSEOInc.com . They can help you put together a great website to get sellers and buyers alike along with your social media marketing.

Nowadays potential sellers and homeowners are ALL online. This is the first place they will seek help. They will Google keywords and phrases based on their situation and you can be there to offer them solutions. So get an official Website for your business, create business pages on Facebook, Twitter, Instagram, LinkedIn, Etc. This works and makes you look professional and accountable. I get All My Leads from my online websites and social media.

2. Partner With A Real Estate Investor

Every market has a few dominant investors that do a good amount of business. As a result, they are overwhelmed with door knockings, potential deals, leads, marketing, etc. but they love to work with you for more potential deals and even split your firstdeal or two until you feel comfortable.

Find the investors in your area and call them up. Explain your interest in real estate and see if they'd take on a “bird dog”. A bird dog looks for motivated sellers or undervalued properties or foreclosures, etc., intending to pass the deal on to a real estate investor in exchange for a percentage or fee. The term "bird dog" is a reference to hunting dogs that point to the location of birds and retrieve any birds the hunter successfully shoots. Offer to put out signs out, bring potential deals, etc. whatever it takes to join the team and learn.

In exchange, ask if the real estate investor if he would show you the ropes in real estate investing, just ask if they'd consider it. Most will say yes, provided you hustle and are a benefit to their business.

Once you get your first few deals, you may be able to stay on their team and work with them doing joint deals, or you can strike out on your own. Either way, learn what it takes to be a successful real estate investor and adopt it for yourself.

This is how many current real estate investors got into the game.

By learning the business and ultimately become independently wealthy from real estate investing.

Where do you find real estate investors?

· REIA Meetings - Network with active investors

· Real Estate Agents - Call the major agents in your market.

· Title Attorneys - They know every investor in town, but may not share that information freely. Keep in touch and build rapport.

· Search Zillow - Look for renovated houses and contact the listing agent.

I searched Zillow and found this renovation. The photo and description tell us this house has been renovated. Contact the agent and see if the house was renovated by a professional investor.

When get a few investor leads, call them up and see if you can take them out for coffee. Offer to do grunt work - believe me, they need the help and would love you for offering.

When you get task, treat it with the utmost urgency, no matter how mundane. If the investor asks you to make photocopies by 5 p.m., do it by 4 p.m. If you are asked to take 20 photos, take 100. Go above and beyond on every task - I promise you it will pay massive dividends.

While you're grinding away, start to add real value to the relationship by finding off market deals. Focus your search using free (or practically free) lists that contain motivated sellers. Examples are:

1. Tax Delinquent- Cost: Free - Get from your town, city, or county.

2. Code Violation- Cost: Free - Get from your town, city, or county.

3. High Equity- Cost: Approx $.05/Lead - Get from Listsource.com

4. Ugly Houses- Cost: Whatever gas costs - Get by driving your neighborhood.

Start to reach out to these prospects and generate leads. Once you have a hot deal, bring it to your investor and split the profit 50/50. Rinse and repeat until you have enough capital to start house flipping on your own.

This is a great strategy if you're a real estate investing beginner. Learn the ropes without taking too much risk. It's how many started in the business and it will work for you if you're willing to do what it takes.

Conclusion

Real estate investing is a wonderful way to build wealth and is totally accessible to everyone.

Making money in real estate is not easy, particularly if you're starting small. But you're success is 100% predicated on your ability to work hard and take massive action. Having a lot of money helps, but is NOT a prerequisite.

Remember - you can't skip steps in this business and you CAN'T BUY SUCCESS. If you're willing to build sweat equity, stay focused, and never quit, you will smash any goal you have set for yourself. Just pick a path and get to work!

Hope this was helpful!

Best Regards,

Eric

How to Find, Market and Sell To Buyers and Tenant Buyers Fast

Digitalseoinc@gmail.com (Eric Brown) — Thu, 31 Dec 2020 12:55:38 GMT

How to Find, Market And Sell To Buyers And Tenant Buyers Fast!

PART ONE:

If your intention as an investor is to keep every house you buy “Subject To” for at least a year or two, or maybe longer that’s ok because if done properly you will have made money on the front (option money), in the middle (monthly profit above mortgage cost) and the back end (sale through cash or financing with your buyer). But that should not deter you from offering it for resale as soon as you get the property.

By offering to sell instead of to rent, you attract a "buyer" mentality. I buy properties creatively (Sub2) so that I can turn right around and offer them FOR SALE with these marketing advantages:

• No money needed (bank qualify)

• Rent-to-own or Lease with Option to Buy

Classified ad #1

NO MONEY NEEDED: Owner can finance down payment

and pay all closing costs. Nice 3 bed, 2 bath, 2 car home, views, privacy, $159,500. 24 hour recorded message 1-928-482-2256

Here we are looking for a buyer to qualify for an 80% to 97% first mortgage. Our ability to carry back a 3% to 20% second mortgage depends on how much equity we have.

I can't see buying houses for more than 80% of what I plan to sell it for with creative terms. There are tons of sellers willing to take 10% below market when you show them what they'll might net "at some uncertain date" going through an agent. Then, getting a 10% premium from my buyer is very common since I'm making it easy to buy.

Will it appraise? Yes. What if it doesn't? Lower your price...or find another buyer...or keep it. Appraisals occur when someone is getting a new bank loan. In most cases, you’ll sell via methods #2 & #3 requiring no new loan until later.

Offering to pay the closing costs (assuming you have enough equity and profit left over to do this) will help buyers with good credit and income, yet no savings. This approach will cost 2%-3% of the purchase price... but it gets your underlying loan (hard money or loan taken subject to) paid off fast.

NOTE: Be cautious about anyone taking your property off the market with contingencies. I don’t do it if I can help it. A realtor representing your buyer may try and will do this. This can be waste of your time and money and you might have to end up putting the house back on the market if the buyers financing falls through. So if my buyer wants to get a new loan, we setup the purchase agreement as a Lease with Option to Buy (with at least 3% non-refundable option deposit) in case their loan is delayed or falls through they can still move in to the house until able to finance and you now have a certain move-in and monthly payment start date.

Yes, my intent is to keep each house I buy for awhile, but if I have a qualified buyer immediately willing to pay my asking price, and I'm getting some or all my cash at closing, I'll take it.

Using Bandit Signs:

Own A Home Today

No Credit Check or Qualify

$5000 Down

Call 928-482-2256

Classified ad #2

Lease With Option To Buy: Nice 3 bed, 2 bath, 2 car home, views, privacy. Pets OK. Rent credit. $159,500. 24 hour

recorded message 1-928-482-2256

This ad is run in the HOMES FOR SALE section.

I can still offer "owner financing" via Lease With Option To Buy if they only have 3-5% down, thereby KEEPING the house as I intended. They will have 12 months to close, and perhaps a right to extend another 12 months in exchange for higher rent (10% annual increase), higher price (1/2% a month after 12 months) and more non- refundable money down.

A tenant buyer is 500% better than a tenant. They take care of the house. They don't call me. There's a non-refundable option deposit. They pay on time or lose their monthly rent credit, and rent discount. They fix up the property and enjoy the feeling of ownership, because they're planning to buy.

But I do risk having them buy the house. My experience is only one out of 3 will close. You can improve those odds by being pickier than I am. Therefore, the average house may resell in 2-3 years after 2-3 tenant buyers (thus meeting my holding period goals).

Does the tenant buyer lose out when they don't buy? Not really. I've never kicked out a tenant buyer if they wanted more time. We just renegotiate the terms. When they do leave it's because of a break up, or job change, transfer, or something like that. They may be better off waking away from a 3-5% purchase deposit after just 1 to 2 years than if they bought the house. Compare it to the normal 2-3% in closing costs to buy with a new loan, and then another 6-9% in costs to resell it though an agent.

BOTTOM LINE: People want to buy, not rent. Offer flexible, creative terms you can put in your classified ads, flyers, signs, etc. Offering to sell to your tenants reduces your management headaches. Collecting several purchase deposits on houses you bought "no money down" can become a reliable INCOME stream. For every 12 houses you buy, you may wind up selling 4, but you'll still have a net gain of 9 properties. Over time you can build a large portfolio. Taking a "quick turn" marketing approach as described above will also help you CASH in big chucks of equity to pay your expenses, and write yourself some "5-FIGURE PAYCHECKS."

So I'll sell the property if someone waives a big wad of cash in my face, but just don't count on it. Typically I will take the first tenant buyer who meets my minimum requirements...

PART TWO:

In part one we discussed advertising strategies for attracting buyers and tenant buyers. Here are 3 more ideas for quickly getting buyers into your homes.

#1: NO MONEY NEEDED or NO MONEY DOWN with Down Payment Grant...

Here is some information on a few programs called Home Plus and Pathway To Purchase organizations providing down payment grants for buyers. This is a strategy for making your ads, flyers and signs compelling AND getting cashed out.

Here's an example of how you can use this program. If you have a buyer who qualifies to borrow 95% to 97%, but does not have any money, you can:

• Pay their closing costs, and

• Get them a grant for their down payment.

The grant is an expense to you, the seller. If the grant is for 3% of the purchase price, then 4% (3% plus 1% fee) will be withheld from your proceeds at closing. If the grant is for 5%, then the cost to you is 6%.

Another example. Buyer is approved for 90% first, 5% owner carry second, and lender requires 5% down. You can use these programs for the 5%, again costing you 6%. I just got around to looking up their web site and I'm now looking to use this program on the next few deals that qualify to see how well it works. For details go to www.pathwaytopurchase.com and www.HomeplusAz.com

#2: ADS TO DRIVE TONS OF CALLS AND BUILD A BUYER'S LIST AHEAD OF TIME...

With a good buyer's list, you can occupy a new property without running a new ad every time you get a home.

NO BANK QUALIFYING: Owner must sell. Two homes available. Call Eric, 1-928-482-2256

You can have a similar long running classified ad appearing in EACH issue or once a month in your local daily and weekly newspapers...

OWNER FINANCING or Lease/Option. 3 nice mountain homes to choose from. 24 hour recorded list

1-928-482-2256

I may have 1 house or I may have 7 but I keep running the same ad without changing it. I just update the recorded list.

#3: SEND POSTCARDS TO THE SURROUNDING NEIGHBORHOOD...

Maintaining a good relationship with your title company will get you the possibility of getting mailing labels and addresses of homeowners near the houses you now own for sale. You can select subdivisions or zip codes to target the area. In many areas, you can get these names on labels through your local tax assessor.

You can add this technique to your arsenal of marketing tools to sell houses fast.

The cost will be about $.25-38 cents per mailed postcard. Printing and mailing 500 cards is only about $125-135. Unconverted prospects can go on your buyer's list. Here is an example of the post card content (a personal message, description of the property, no photo needed):

Buy this home with little or no money down!

This 3 bedroom, 2 bathroom modular home has great views to the south west. There's extra space for parking a boat, RV , also has 2 car garage. It has 1,800 square feet, newer carpet, new kitchen floor. Affordable living in a nice location. Vacant, call to see inside.

Very flexible owner financing or Lease/Option terms.

1234 West Main St Phoenix, Arizona ..........$119,500

Free 24 hour recorded info, call 1-877-384-9505

Dear Neighbor,

Thought you'd appreciate knowing about the home for sale near you at 3335 Elfin Drive. It just became available and I was wondering if you had any family members or friends who might be interested. We own the home and can offer flexible no bank-qualifying owner financing. We can even help finance the down payment!

If you, your immediate family, or your referral purchases this home, we might be able to pay some or all of the closing costs. Be sure to mention this postcard.

Do you know a nice family who might be interested? Please call Sabio or myself at 1-928-482-2256 I'm also writing to all your neighbors... so call right away while this home is still available.

Sincerely,

Eric Brown

Property Manager

Cash Management Properties.

If you print two sides, here is an example of side two:

Cash Management Properties 1933 West Main Street Mesa, Arizona 85201

Call our 24 hour Real Estate Hotline

at 1-928-482-2256, then leave name, number if interested in

current list of homes for sale by owner with flexible owner financing, or to learn more about how our owner financing programs work

RECAP of Part Two:

• Check out Down payment Grant Programs so you can offer

NO MONEY DOWN or NO MONEY NEEDED in your marketing.

• Build a buyer's list with generic ads.

• Hit the surrounding neighborhood with hundreds of postcards and put out your Bandit Signs. NOTE:

You can upload a mailing list and artwork (formatted message) to the postcard

mailing service offered through the United States Post Office at www.usps.com.

Addendum

I’ve added some information on the Section 8 program for those who want to rent or just can’t get a tenant/buyer.

Information on the Section 8 program

Although the Section 8 program can be very rewarding, it can also be very demanding of your time and resources. Toilets never break in the middle of a lazy afternoon when you are looking for something to do. In addition, the Section 8 program provides assistance to low and moderate income families who will live in low to moderate income neighborhoods that may or may not be desirable. So, my first advice is to ask yourself, "Am I ready, willing, and able to be a landlord under these conditions?" If you elect to proceed, here are my thoughts on the Section 8 program:

I believe that the Section 8 program is one of the most useful and underrated tools for investors specializing in low to moderate income rental housing. I know many would vehemently disagree, and their objections usually fall into three categories:

1. The Section 8 program requires additional paperwork. It is true that the program is funded by HUD and administered through a local or state housing development office. Like every other government program, the rules can appear complex. You must use a HUD lease or use a HUD addendum with your lease. The HUD lease is straightforward and reasonably balanced, but I used the HUD addendum so that I could add some "house rules" not included in their document. You will be required to sign a contract with the local Section 8 staff. Like any other contract, if you do not understand it, you can have your attorney review it with you. I found it no more difficult to understand than my first P&SA. You tenants must re-certify with the program every year. There is no getting around this, and it is extra work to track it. If the tenants do not re-certify, you do not get paid. The issue is complicated by the fact that it is the tenant that must obtain the necessary certification. You should use some sort of system alerting you when the anniversary of the tenant's certification was approaching, and begin contacting them approximately 60 days out. If they did not complete the process on time they would not be eligible for any Section 8 assistance and would be forced to move out. In most cases tenants do not fail to re-certify.

1. The second major objection for some investors is that the tenants using Section 8 are so-called undesirable. The single largest group of Section 8 voucher holders in most areas are single mothers, and there are certainly challenges to managing rental properties in lower income areas. But I feel these challenges have more to do with the environment than with the Section 8 program. You are not prevented from screening your tenants with this program. As long as you comply with Fair Housing Law, you can apply whatever screening standards you desire; you are not required to accept a tenant simply because they have a Section 8 voucher. In addition, you may evict tenants under the terms of the lease in accordance with your state and local laws.

2. Then there is the infamous HUD inspection. I do not mean to criticize others, but I hope I would never rent a unit that could not pass a HUD inspection. The checklist is quite long, but it essentially requires every home to have a working stove, refrigerator, hot water heater, and permanent heat source. Most rooms must have either an overhead light and one outlet, or two outlets. Bathrooms must have a toilet, sink, and tub or shower stall; kitchens must have a sink; both must have hot and cold running water. Stairs must be safe, there can be no peeling paint, the roof must not leak, and the walls cannot allow in water or wind. Windows and doors must be unbroken, functional, and equipped with working locks. The only area that might cause concern in older homes is the requirement for all bedrooms to have an exterior window and bathrooms to have either a vent or window. I am sure that there are HUD inspectors that are royal pains in the neck.

In exchange for the extra administrative requirements, as a Section 8 landlord you receive the following advantages:

1. You receive all of the tax advantages of any other buy and hold investor.

2. Cash flow can be significant if you buy right. HUD sets the maximum allowable rent for each county (called Fair Market Rent), but in my area they were always in line with market rents for the neighborhood.

3. Rents are paid by HUD, on time, and the checks never bounce. Any experienced landlord can tell you horror stories about collecting rents, and collections tend to be more of a problem in lower income rentals.

4. If the tenant damages the unit or leaves without notice, you may file a claim with the local Section 8 staff for vacancy loss and/or damages. The payment will only partially reimburse you, but how much do you get from a non- Section 8 tenant? And you can still file suit against the tenant for damages or breach of contract in many cases.

5. In most cities there is a long waiting list for Section 8 housing. This means an almost endless stream of potential residents. Most local housing offices maintain a list of eligible properties, and this is the first place a new voucher recipient looks for a home. Depending on what type of home it is and where, Section 8 eligible units usually never sit vacant for longer than it takes to clean and repaint them.

I believe the advantages of renting to Section 8 tenants (other than collecting

$3000 to $5000 on a lease/option up front) far outweigh any real or imagined disadvantages. Lower income rental properties present significant management challenges and large profit opportunities. The Section 8 program can be an effective tool for the investor specializing in this niche. In exchange for a few extra hours of paperwork a year, you get guaranteed rents, a large pool of potential tenants, and some protection from unexpected damages and vacancy.

Eric