June 20, 2021

What Is Flipping Houses?

HGTV has definitely piqued interest in flipping houses in recent years. How many of us have spent countless hours slunk in our couches, indulging in our favorite shows, and dreaming of our own future fix-and-flip success story? You can have that success story. Just without a show host and camera crew.

So what does it mean to flip houses?

Simply, it’s buying a house or other property in poor condition or at below-market value, making minor or major improvements, then selling it for a higher net financial gain. You may have also heard it referred to as “fix and flip.” Think of it as a relatively quick way to profit in the real estate market.

You might wonder how it compares with wholesaling real estate, another fast money-making strategy. There are several key differences. With wholesaling, you never actually own the property; you’re the middle person or broker between the seller and end buyer. Plus, there are no improvements or renovations being made. Lastly, you need little or no money out of your pocket. 

With flipping, on the other hand, you do own the property during the time it’s undergoing renovations. This is the part that will require upfront money — for down payment, closing, realtor fees, mortgage payments, property taxes, labor, materials, and any permits required for renovations.

But here’s a caveat to the point about upfront money: You may not need your money to do this. Of course, you can if you want, and if you’re financially solvent enough to do so. But technically, you can still get away with not investing a single dime of your own. Rather, it’s up to you to either line up a potential investor to cover these costs then pay them back with proceeds from selling the renovated house, or secure either a private money loan or a hard money loan. For all the money that goes into the improvements on the front end, though, you can more than make up for that when you sell it. Your profit can vary by the local housing supply vs. demand, the kind of improvements you made, or economic considerations, for example.



How does it work?

The house-flipping shows tend to leave out some key things. While there’s no real set-in-stone process to flipping houses, there are certain things to do to make it a more smooth, profitable experience.

  • Check out the real estate market in your area to see what is available and the general comps. You want to make sure you’re getting a good deal when you’re ready to buy.
  • Figure out what your budget is, not just for purchasing the house and all the associated costs, but for the renovations, too, whether you choose to self-finance them or contract them out.
  • Assemble a business plan — outlining the scope of renovations, the budget to complete it all, and the timeline for completion. 
  • Secure your funding for renovations (again, if you’re not self-financing) from a private money lender or a hard money lender (make sure you’re comfortable with the higher interest rates and possible points). This is where your business plan will come in handy.
  • Research and meet with contractors ahead of time. When you find an ideal property to fix and flip, you can start getting quotes right away for the work you plan to have done. Of course, minor cosmetic updates are simple enough to do on your own. But anything more will likely require the pros, especially if there’s a lot of work to be done or you’re working on a timeline for flipping.
  • Now for the really fun part: Hunt for a house to buy and flip. If you’re just starting out, don’t overextend yourself. Zero in on below-market fixer-uppers — foreclosures, auctions and older homes are popular choices. You don’t have to limit yourself to these obvious targets, though. Look for properties that may require only cosmetic touches that can make your flip ready to move in. A note of caution: The house may look like it only needs minor work; make sure to hire an inspector to go through and to make sure everything is up to code or not in desperate need of repair. 
  • More fun, part 2: Start the transformation. The most common fixes? Fresh paint. New carpet and/or flooring. Modern fixtures. Updated appliances, especially energy-efficient ones. Landscaping in front and back, such as planting flowers and trimming foliage. If you’ve already done this a few times and are comfortable with the process, you could explore houses needing a bit more TLC. More involved work could include structural things like knocking out walls, redoing electrical wiring, replacing windows and doors, building an addition or replacing the roof.
  • The moment you’ve been waiting for: Selling it! You could start this part much earlier, just as you’re buying the house, by finding an investor who is ready and able to purchase your house after the improvements are done, or who can fund the renovations and be paid back for a profit from the house sale. Or, you can wait to sell it until after you’ve made the house move-in-ready for an individual or family who would like to call it “home.”

Advantages of flipping houses

There’s definitely money to be made in the fix-and-flip market — and quickly. Even if you do use your own money for improvements and repairs, you’ll be able to recoup much more than what you put in. There’s no limit to what you can earn. It all depends on how ambitious you are — and how patient. Even cosmetic upgrades don’t happen overnight. But you can make a decent profit with a few months of renovations.

You don’t have to flip houses for a full-time living, but you can do it part-time whether you have another job or not. It could fund your vacations, your kids’ (or your own) college tuition, a new home, your retirement. 

As with wholesaling, you don’t need any required formal education or training of any kind to get into this. “Required” is the key word there. Just because it’s not mandated doesn’t mean you can’t benefit from taking a class (or a few) from a seasoned expert. 

At Clever Investor, we’ve been doing the fix-and-flip thing for years and have taught and coached others to do the same. We’d like to share in-depth details about flipping houses with you for free. Find out if it’s for you. When you’re ready, we’re happy to talk with you and help you get started in this profitable niche market. 

The post What Is Flipping Houses? appeared first on Clever Investor: Real Estate Investing Educational Training.



* This article was originally published here

Costs of Selling Your Las Vegas House With an Agent vs. to an Investor

The decision to sell your home is a big one. Now that you’re ready to sell, you must consider the method you select to sell your home. While most homeowners first thought is to call a licensed real estate agent, why not consider the alternative of selling to a professional investor, like those at RjRebel Buys Houses. 

Real estate all comes down to the numbers, so it is helpful to understand the differences in the costs between selling your Las Vegas house with an agent versus to an investor.

Agent –

Marketing expenses for selling your Las Vegas house with an agent are part of the listing contract. They outline all of the steps that the agent will take towards selling the home, which can vary significantly by property.

Listing costs will include anything you must do to prepare to sell your Las Vegas house with an agent. These listing costs could consist of simple cleaning so that it is in ready condition for showings, to significant updates to the home’s interior, appliances, or more. Often, an agent will recommend sellers invest in renovations modernizing the features of a home to meet the demands of technology. Other amenities they may suggest space for two home offices or even the addition of a study area for school-aged children. 

Repairs for any issues with the house will come out of pocket before closing. If the inspection revealed problems with your home that you were previously unaware of, you would also have to pay to complete these repairs. Otherwise, the lender will not approve the loan in many cases. Alternatively, you can expect the buyers to respond with their estimated costs for these repairs deducted from the offer. Avoiding this surprise can be achieved by hiring an inspector.

Staging expenses cover the cost to depersonalize the space, which enhances selling your Las Vegas house with an agent. Buyers who tour the home can easily imagine themselves occupying a home free of personal items or showing a distinct personal taste in decor. You may also encounter storage costs to clear your home of excess belongings.

Advertising expenses should be discussed and agreed to before signing the contract when selling your Las Vegas house with an agent. These costs include professional photography for the high-quality images buyers have come to expect as they search listings online and professional drone pilots to provide 360-degree virtual tours.

Commissions are paid for professional services provided, including marketing, paperwork, arranging for inspections, appraisals, and doing all of the footwork to bring a buyer to the door and finally the closing table when selling your Las Vegas house with an agent. You can expect to pay a total of around 6 percent of the sales price in commission. 

Holding costs for the duration you have listed your Las Vegas house with an agent can quickly add up, especially if you have had to relocate. Suppose your reasons for selling are financial. In that case, the longer that the listing lingers on the market, the more monthly payments for the mortgage, insurance, and taxes, and all of the utilities you will continue to carry. The strain of this situation can cause restless nights and extreme stress for your entire family.

Investor –

An investor has none of these expenses! And because investors pay cash and buy your house as-is in most cases, you can close fast, sometimes in a matter of days!

With little closing time to worry about, it is easy to see how selling your Las Vegas house to an investor like the professionals at RjRebel Buys Houses saves you time and money! Ready to sell your Las Vegas house? Call RjRebel Buys Houses at (702) 572-6293 or send us a message today!



* This article was originally published here

June 19, 2021

Rookie Podcast 88: Rookie Reply: Analyzing a Short-Term Rental Market

Rookie Podcast 88: Rookie Reply: Analyzing a Short-Term Rental Market
Today, we have a question from Ashley to Tony, on a subject he has a lot of experience in. Ashley wants to know: How do you analyze a market for […]

* This article was originally published here

June 17, 2021

478: From Pro Snowboarder to Full-Time Flipper & Investor w/ Chris Naugle


The path of a wealthy real estate investor is never a straight line. Often we’ll set up goals we deem worth chasing, then somewhere along the way, we’ll pivot to a more refined goal. Without knowing where we want to go, we can’t get the proper footing to start the journey. This is exactly what snowboarder, skater, real estate investor, and lender, Chris Naugle, talks about with us today.

Chris grew up in chilly Buffalo, New York and knew he wasn’t the employment type of guy. So, after quitting his first job, he decided to start a clothing company in his basement. Then, with some of the profits from his clothing venture, paired with a loan from his mom’s equity line, he opened up a skateboard shop. Everything was going well, until the dot com crash, prompting him to become an advisor on Wall Street.

As an advisor, Chris found that more and more of his wealthy clients were investing in real estate. This prompted him to take the leap and start flipping, buying commercial real estate, and investing in rentals. But, Chris wasn’t borrowing the right way, leading him to have to get rid of his 37 unit portfolio or go bankrupt.

After losing years' worth of work and a massive amount of equity, Chris started to draw up systems and procedures that could work as a safety net for his investments. Now with a smaller portfolio of around 23 units, he works mostly as the bank that lends other investors their money. All of this was made possible when Chris stopped and thought about what his “perfect day” was and what he needed to do to make it a reality.

In This Episode We Cover:

Using flipping as an entry point to get into real estate investing

Buying commercial buildings like strip malls

Keeping your debt-to-income (DTI) low so you can keep borrowing

Conventional financing vs. commercial financing for real estate investing

The “rules of engagement” when it comes to investing

Trading money for money instead of time for money

Knowing what your “perfect day” is

And SO much more!

Links from the Show

BiggerPockets Forums

BiggerPockets Youtube Channel

BiggerPockets Membership

HGTV's Risky Builders

Eharmony

BiggerPockets Podcast 477: Discomfort & Uncertainty Lead To Victory with BJJ Black Belt Ryron Gracie

BiggerPockets Podcast 471: What Michael Jordan and Kobe Taught Tim Grover about “Winning”

Check the full show notes here: https://www.biggerpockets.com/show478



* This article was originally published here

June 16, 2021

New Landlords: Set Your Expectation by Understanding the Tenant Lifecycle

The concept of being a landlord sounds simple enough: Purchase a property, find trustworthy tenants, sign a lease agreement, and sit back and watch the rent come in. Unfortunately, the […]

* This article was originally published here

5 Ways to Buy Investment Property in Las Vegas When You Have Bad Credit

Bad credit doesn’t have to derail efforts towards building passive retirement for your income through real estate investments. While conventional lenders may turn you away over your past transgressions, they are not the only option available for funding investment property. While the perfect scenario would be to repair your credit issues and then gain financing on your own at lower interest through conventional methods, this could take years. The sooner you invest, the sooner you can increase your current cash flow and the more your long-term returns will be. 

Read on to discover five ways to buy investment property in Las Vegas when you have bad credit.

Partner Up 

Networking, gathering with like-minded Real Estate Investors allows you to begin building Connections in the real estate industry. Having a support team around you that you can rely on is imperative to success as an investor. By spending time getting to know other investors, you can find someone you click with and offer a partnership, bringing the skills you have to contribute to the table, with their financial backing to buy investment property in Las Vegas when you have bad credit. 

Private Loan 

A private loan is a secured contract or a mortgage created by a private individual that may be a friend or family member or by an investment firm that will allow you to buy investment property in Las Vegas when you have bad credit. Because of the risk, they can charge you a higher interest rate, though there are limits in place setting a maximum amount allowed. The lender will benefit from helping you through the passive income they will earn on your repayment of the principle and the interest over the life of the loan. 

Borrow from Family 

Family is often ready to help you buy investment property in Las Vegas when you have bad credit because they understand that an investment for a more extended period allows it to earn higher passive income. Providing for a better life quality during your retirement years is their desire on your behalf. 

While handshake agreements among families are often acceptable, it is wise in such a financial matter of import to have the loan secured by a promissory note to avoid any possible issues down the road. Typically these loans carry a much lower interest rate than you would otherwise be able to qualify for, with a poor credit score. The IRS has set a minimum on the amount of interest that The IRS will impute upon the lender if they do not charge interest to you on loan.

Sell Other Assets

It may be time to trade in your treasured collection of baseball cards to buy investment property in Las Vegas when you have bad credit. If you don’t happen to have a valuable collection or a vintage car to trade in for investment property, you would be amazed at the gems you can find when raising funds. Necessity often forces people to discover just what they have in all those boxes. You may be surprised at the value hidden within what they consider dust collectors sitting in the corner of an attic or basement.

Work with RjRebel Real Estate Investments LLC

The experienced professionals at RjRebel Real Estate Investments LLC make it easy to buy investment property in Las Vegas when you have bad credit. RjRebel Real Estate Investments LLC has inventory available, and private lenders are looking to work with people who can find deals with high returns. Working with RjRebel Real Estate Investments LLC means you can still purchase investment property no matter your credit score. At RjRebel Real Estate Investments LLC, we are happy to answer any questions or concerns you have with no obligation. Just call RjRebel Real Estate Investments LLC at (702) 572-6293 or send us a message today! 



* This article was originally published here

June 15, 2021

How to Buy and Manage Rental Properties in 2021

You want to replace your 9-5 with rental property income, but do you have a plan? In order to successfully achieve this goal, you need a clear set of actionable steps to get you started.

Develop a Real Estate Business Plan

Before jumping into real estate investing for the first time, an excellent exercise for aspiring real estate investors is to draft a business plan. Knowing what you want to achieve with real estate is key to being successful. 

How many properties would you need in order to replace your 9-5 income? You might not have a concrete number yet, but at least have an overall idea of the minimal amount of money you’d like to make from real estate investing.

Another question to ask yourself is if you’ll hire a property manager right away or manage your properties yourself.

Pro Tip: As soon as you can afford to, investing in professional rental property management is the quickest way to scale your business. You’d be surprised how much of your time can be eaten up by tending to properties, and this valuable time could be spent on growing your business and acquiring new properties.

If you are going to manage your own rentals in the beginning, using software such as a CRM (Customer Relationship Management) to keep track of current tenants, their leases, and new tenants your interview will keep you organized. You should also be prepared to create files on your rental properties, keeping notes on repairs and future maintenance projects.

To learn more about managing your own rental properties, check out this article: Property Management Tips and Tricks  

Curate Your Rental Team

Following your business planning, you’ll want to start pulling together your rental property team. 

Here’s a non-exhaustive list of professional help to seek:

  • A real estate agent
  • An accountant
  • An attorney
  • A private lender
  • Professional property management
  • A contractor and plumber for property maintenance
  • Cleaning services (especially for short term rentals)

Of course, it is possible to use different lenders, agents, etc each time you make an investment property purchase and as you need help growing your business. However, making strong connections with individuals and having a team to rely on will streamline your real estate investment efforts. It’s also worth noting that you might not need a big team right away. You can always grow your real estate team as you need help with certain aspects of your business.

Research Target Markets

Knowing the best markets to purchase an investment property in is a critical aspect of running a successful real estate investment business, and it is especially important for rental property owners. Why? Because you won’t see the kind of cash flow you are looking for if you choose the wrong market.

In order to get a good sense of profitable locations, do some research to find out which markets are heating up. Good indicators of a strong market are:

  • Strong economy
  • Job growth
  • In-migration
  • Steady real estate appreciation
  • High price to rent ratio

These factors represent a real estate market that will thrive long term, and hopefully provide a positive cash flow and high occupancy rates.

To calculate the price-to-rent ratio, divide the median home price by the median annual rent. If the number is between 1 and 15, you’re looking at a market in which it is likely more affordable for residents to buy than rent. This is an indicator that you may have a harder time keeping rental units full. If the price-to-rent ratio is above 20, however, you should not have trouble finding plenty of tenants for your investment property.

Get Connected with Private Lenders

If you’ve tried getting a mortgage through your bank and they’ve declined you, and you don’t know where to turn for capital, Connected Investor’s platform is a great place to kick start your real estate investing business. 

Here are a few good reasons to use our private lenders:

  • Instantly connect with private lenders that meet your criteria
  • Find loans for investment properties that don’t require a credit check
  • Have lenders compete against each other to earn your business
  • Score deals that often require little to no money down
  • Beat the slow-moving pace of banks and get the money you need fast

When it comes to starting and growing your rental property business, being held back by obstacles like the time it takes to get a traditional mortgage is just not an option. Especially in a market with low inventory, you need financing fast in order to grab the best deals before they’re gone.

If you have:

  • Poor credit
  • A small down payment (or no down payment)
  • A poor debt to income ratio

…don’t let any of these factors stop you from making real estate investments. Check out Connected Investors’ private lender platform here for a quick match to the property investment loans you need.

PinPoint Potential Investments

Once you’ve nailed down the perfect business plan, know your target market, have a team complete with a lender ready to go, you’ll need to pick up your first investment property.

A big mistake first-time real estate investors make is relying on real estate agents to find them property leads. Though you will need a real estate agent to help you close the property transaction, you don’t need to lean on them for getting property information. In fact, you shouldn’t.

Real estate agents get their information from the MLS, along with brokers, home buyers, and pretty much everyone else. While it’s a great resource, it certainly isn’t the only one, and limiting yourself to the MLS means giving up a ton of potential deals.

Experts will tell you that some of their best real estate investments were:

  • Probate properties
  • Vacant properties
  • Pre-foreclosures
  • Courthouse auction properties
  • Bank owned homes
  • Zombie properties (in pre-foreclosure and vacant)
  • Properties that are for sale by motivated sellers
  • Shadow inventory (bank-owned property that is not listed)
  • Wholesale deals
  • Online auction properties

Typically, these properties are more challenging to find, especially for real estate investors just starting out. At Connected Investors, we built software to find these kinds of “off-market” properties so investors can quickly find the best deals on their own terms, with no experience required. 

To get started looking for properties for sale in your target market, try a free demo of our PiN 5 software, here.

Build a Portfolio with Cash Flow and Equity

After you’ve closed on your first property, your real estate investment business has only gotten started. You’ll need to get your property rented, collect the cash flow, and plan for your next investment.

There are a few different strategies investors in real estate use to quickly fund their next property, even with outstanding loans.

 

  • Reinvest Cash Flow. Instead of pocketing your monthly cash flow or using it to pay down debt, you can use it to quickly compile savings that will make up your next down payment on a property.

 

  • Reinvest Equity. Many real estate investors take out home equity to fund a new investment property. This is especially effective if you buy a property for less than it’s worth.

 

 

As soon as you can, by whatever means you can, invest in your second rental property. Before long, you will build a steady stream of cash flow that allows you to pay off loans, invest in more rental properties, and eventually quit your 9-5.

The post How to Buy and Manage Rental Properties in 2021 appeared first on Connected Investors Blog.



* This article was originally published here

June 13, 2021

BiggerPockets Money Podcast 205: From $50k in Debt to Financially Free in 2 Years w/ Lots of Ups & Downs

There are lots of twists and turns throughout every investor’s journey, but maybe not as many as Zeona McIntyre’s. Growing up with the words of Suze Orman in her ear, […]

* This article was originally published here

June 12, 2021

Micro-Flipping For Beginners: $20,000 Profit On FSBO

Cash Chronicles - Logo - Background
EP#3

Micro-Flipping For Beginners - $20,000 Profit FSBO

Are you considering a probate property as your first or next real estate investment?

On this episode of The Real Estate Cash Chronicles we’re going to see how following the right steps to find and flip a FSBO property can present you with not just one but multiple ways to profit depending on how much time you want to invest in the deal.

Meet Doug

A former school teacher from North Carolina, Doug walks us through how he completed his life-changing “Duplin Deal”. In almost no time, he was able to get in and get out of this single family flip and cash in over $20,000!

Watch to learn how he closed this For Sale By Owner (FSBO) property that showed up as inherited/probate deal type.

Want to use his experience to build yours? Listen anywhere you hear podcasts or watch on YouTube!

And don’t forget to claim your free Connected Investors’ account.

Transcript

Click Here to Read Transcript

Patrick (00:00):

This episode of Cash Chronicles, we’re going to meet Doug Maners who made $20,000 on one wholesale deal that took him less than a day’s worth of time.

Voiceover (00:14):

Welcome to this week’s episode of The Real Estate Cash Chronicles, where we speak with real investors from around the country to break down individual deals. They’ve completed showing you the actual timeline of events that it took to make a profit making money in real estate. Isn’t a mystery, it’s a step-by-step process, but once you complete one, you’ll never think about cash the same way let’s get started.

Patrick (00:37):

Yeah, yeah. Yeah. So, Doug man thanks for joining us today. And I’m super excited about talking to you about, you know, the deal that was, you know, pivotal to your continued success. So just simply stated, man, how did you find it?

Doug (00:51):

This particular deal, I guess for simplistic purposes, we’ll call it the Duplin deal because it was located in Duplin County. So maybe that’ll help a little bit, but the Duplin deal was actually it was actually a for sale by owner. It was but it turned out to be a probate deal. They had inherited the house when their grandparents I think it was a grandmother had passed on. And so it was actually a probate deal. That was the for sale by owner.

Patrick (01:15):

Very nice. Very nice. So after you put two and two together and you found out that it was a probate, it was a for sale by owner. So just kind of reading in between the lines here. Did, did you just call the number on the, for sale by owner sign or what’d you do next?

Doug (01:33):

Yeah, it, it was actually what an office sign actually had. It was actually found through, you know, back, and this has been a few years back before we had access to all this data. You know, you had to do an old school. And so it was a situation where, you know, we were you know, identifying some for sale by owners or reaching out and contacting them that were advertised and their properties for sale. And so it was a situation where, you know, reached out to the motivated seller contacted them and found out a little bit about the property, obviously. And then through a series of questions, you know, it’s important to ask the right questions to a seller, obviously. I was able to determine that the house was inherited and that also determined that there was no mortgage on the house, which is important piece to know.

Doug (02:20):

And so that’s always helpful. They kind of know that you know, what they owe when you want to formulate an offer. And so, yeah, it was a, it was you know, as soon as a series of questions, the, a seller you know, disclose a number of different things to me. And the interesting thing about this property Patrick, was that it actually was a, to a total of 2.4, three acres. So the house set on some acres and then, you know, on, on a larger parcel. And anyway, so that that’s good. You’ll see, in a minute when we, I, you know, that, how that came into play, it made it turn into a really good deal.

Patrick (02:53):

Okay. Sweet, sweet, sweet. So I like what I hear so far, so you’re able to make contact with them and let’s, let’s dig into that a little bit. So you made contact and you said you, you, you asked the right questions. Can you share a few of those right questions?

Doug (03:10):

Well, yeah, I mean, absolutely. I, you know, it’s very helpful. You know, when you’re talking to a motivated seller, it’s important to have obviously, you know, criteria in front of you, you, it’s good to have maybe a form or format that you can literally walk a seller through to ask the questions that you need to, you know, important information that you need to know. For instance, you know, a good question may be, you know, Hey, do you owe anything on the property? Sometimes they’ll disclose that sometimes they won’t in this case they disclosed, no, we don’t own anything else, an inherited property. Well, then I knew it was a, you know, a probate situation where the person had inherited the property. Now, obviously the next question you want to ask about that is, do you own it outright? And now, you know, has it been through, you know, clear that, you know, the probate process you know, you own the property, is it, has it been deeded to you and so forth which it had, yes, they, they own the property outright so they can move forward.

Doug (04:02):

So, you know, obviously once you find out the situation with the seller, there may be follow up questions. You need to ask to make sure that they’re in control of that property now, because as you know, Patrick, sometimes you can get into some legal things where the judge may be making some decisions. I mean, you know what I’m talking about? I, it could be a, there’s all the things that can happen. So you want to, you know, just ask them point blank. Most people will be straight up with you and let you know whether or not that they have, you know, ownership and or control of that property, which they did. And so then I proceed to ask him more detailed, specific to the property. So you want to know, you know, you know, tell me a little bit about the house, how many bedrooms, baths, square footage what kind of condition is the house in?

Doug (04:41):

When was the last updates done? I’m going kind of fast, but you get the idea. I hadn’t done it. I’ve only done it once a month. Now I’ve done it a few times. Right. But then, you know, a really important question that I think a lot of investors forget ask is how much the land is with the property. Now, this was important in this case. Because then he said, Oh, it’s a, it’s on 2.4, three acres. Well I tell you, I’ve been able to successfully negotiate a number of real estate deals in wholesale deals just happened to be a wholesale deal that because it had additional land immediately in your mind, you’re thinking subdivide. In fact, a couple of big is wholesale deals. This one included where I made a substantial wholesale fee was properties that could be subdivided in both cases. The seller did not know that. And so there’s a tip for you, absolutely. For you guys as there’s a nugget. So always do your research. Can the property be subdivided? Does it meet the zoning criteria? And now all of a sudden there’s a whole new Avenue of value that’s added to that property.

Patrick (05:42):

All right. So I love everything I hear so far. And thanks for being so open and sharing so fluid with us, Doug, and look just quick interjection to all of our Connected Investors, family, and listeners, they look and make sure you go and find the notes for this podcast. Obviously, it’s going to be packed with probate information. I can get a little sticky, it can get a little tricky, but being a member of the connected investors community is going to make it a lot easier. Hey, look, that’s what we’re here for your success. Our success it’s mutual. It’s mutual together. Okay. So you, you you’ve given us some good questions. You’ve, you’ve, you’ve kind of unwrapped the candy bar. So, so tell me about the deal. Tell me what you got on paper, what that looked like. Maybe the number, the timeframe. So let’s, let’s continue to go with that a little bit, Doug. Yeah,

Doug (06:33):

Absolutely. Absolutely. Yeah. So, you know, after some additional questions and things that, you know, obviously talking with the seller, finding out about the property, that condition, the location, you know, all these different factors. One other quick question, I’ll just throw out there. Patrick, before I get into the numbers, is, do you have any other interest in the property or do you have any other offers on the property? You know, that’s the key question to ask in this case, they said, no, they had no other offers. Well, what that does is immediately opens up for you to be able to say, Hey, now, Hey, I’m the only player. So now that’s going to affect how I negotiate. Now, if they say, well, yeah, I’ve had three other offers. Well, my follow-up question will be, Hey, would you mind telling me what they offered you?

Commercial (07:11):

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Doug (08:13):

Sometimes the seller would tell you, Oh, well, one of them offered me 61 on for me, 80. And sometimes they’ll just blurt it out. You just want to get as much information as they can. Now, sometimes sellers won’t do that. They’ll say, well, you know, I’d rather not say well, it’s okay. Not a problem. I just was curious, you know? And so needless to say, in this case, they didn’t have any other offers, no other answers at that point. Now one advantage of that is I, you know, obviously I jumped on this. I had, you know contacted them as soon as I had seen this particular you know, listing that they had put out or advertisement, I guess I should say. And so you know, I was the first, you know, first, first player in the game, so that, that always helps.

Doug (08:50):

And so needless to say we negotiated a little bit and tell me what he wanted for the property, knowing that they didn’t know anything on the property. I knew there was probably some room there for negotiation. And we actually settled on an amount of $57,000 for the property, which in that location, I knew the ARV just knowing that area. I knew the ARV of that property was beautifully remodeled and, and maintain would be somewhere in the $120,000 range, especially with that much land, even without that much land I knew it would be. And so, you know, I kind of, you know, at 57,000, I knew there was an opportunity there to generate some profits. So that’s, that’s kind of the amount we set it on was 57,000. I didn’t offer them any earnest money that, you know, usually if you don’t bring up earnest money, many times a motivated settle like that, that’s a, that’s a probate property, you know, they’re not gonna, they’re not going to say anything. Sometimes they will, but in this case I didn’t offer nearest money. I just say, I’m willing to go ahead and put together the contract. We’ll get that signed and we’ll get moving forward to settling, you know, sailing for you. Now, the other question you asked was about timing, is that right?

Patrick (09:54):

Oh, well, you know, what if I did, that was going to be where I was heading. So I’m glad to hear about the economic details and yeah. Timing. I mean, how long did it take for, for you to go from communication to having that contract signed? So yeah, a little bit of, about that a little bit.

Doug (10:12):

Sure. No, absolutely. One thing you got to consider is being the first game, the first one in the game. So to speak the first one to make an offer is you don’t want to drag your feet on that. You want to go ahead. You know, fortunately I already kind of knew the numbers for that area. So I was able to formulate an offer based on what I was told, but I also went out and looked at the property, I’ll walk the property. So you know, I, you know, we negotiated right up front on the phone on a price on it, but I said, Hey, let me do this. I want to go back and get a good look at the property now as a wholesaler. Is it critical to look at that property? Yes and no. Okay. Now, if you’re remote, if you’re wholesaling remotely and you can’t get there, guess why you don’t have a choice, but you’re going to have to put it under contract based on the factors that, you know, and that’s okay.

Doug (10:56):

Nothing wrong with that. But because I was close enough to this property that could drive out and look at it, I decided to go out and take a look at it. And I said, okay. Yeah. And so we, when we talked about the 57,000, I I’ll tell you what, let me go take a look at it. I’m going to ride out there today. I’ll look at it. And you know, if it’s exactly the condition that you told me, I’ll go ahead and put an offer together. We’ll meet up and get that sign. So I wanted to go in and attack this thing and get it done right now. But I wanted to lay eyes on just to make sure that seller was telling me the truth about the condition. So in this case does exactly what I did. I drove out that day.

Doug (11:27):

I looked at the property they, they were very honest about the condition. And so I also wanted to look at the surrounding properties. What’s around the area. You always want to look at the neighborhood in this case, it was a rural property. So not, but you know, is it in North Carolina? Is it next to a home farm Duplin County? That’s the first thing in your mind, you, if you’ve got a hog farm in the backyard, that’s gonna affect the value of that property. Fortunately, this one was rule, but it was a very nice rule. It was well well-kept farms, well kept land out there. And I wanted to look at the, you know, being 2.4, three acres immediately. My antenna went up to say, Hey, what can be done with this? Can it be subdivided? So my next thought, obviously, you know, you want to go in, you want to take a look at the zoning for that particular parcel.

Doug (12:16):

All this can be found typically on the County websites nowadays, or if you’ve got a really good data provider, they can get you that information as well that you, you may be subscribed to which is very valuable by the way. But that being said in this case, I saw that, you know, the surrounding land looked like it could be supportive of a potentially another build. And that was the reason I looked at that because now you’ve got, instead of one investment property, you’ve got two investment properties, one with the house, with the lot on the house. And one with the land you know, adjacent that could potentially support a second house. And so that was kind of my thinking there, and obviously adds great value when you can formulate a deal like that. So anyway, I put the property under contract that day, I met with them that evening.

Doug (13:02):

We got the property under contract, and then I made sure I set aside, you know, usually I try to go at least four weeks of due diligence, as much as they’ll let me and in about eight weeks to closing sometimes with the opportunity to do it shorter, you know, I obviously, if I wanted to, in this case, I was going to wholesale this deal. I want to be able to have time to identify a particular, you know, an investor buyer for it. So that gives me at least four weeks of due diligence time. But in this case they really didn’t even require a due diligence fee. They didn’t do any of that. I didn’t have to worry about it. So I just, I put myself some time out there that I could do that. And then an additional four weeks to close it, but we actually ended up closing it sooner than eight weeks. But yeah, just to give me an idea of timetable,

Patrick (13:47):

Look, Doug, you are on fire and supplying me and our listeners with tons of awesome information. Let me just interject a quick few things. One would be something Doug said that, that I want to expand on just a little bit is when you have the opportunity, you won’t always, but when you have the opportunity to go look and walk the property, like Doug mentioned, it’s going to give you a new level of legitimacy. And then, and then when the buyer, I mean, I’m sorry, when the seller is asking, you know, why or when or who, or how are you going to walk the property align that I’ve heard it successful before to continue to legitimize is, you know, I just want to make sure that I walk that property so that I can make you the best offer possible. So, so I’ve found that to be a very valuable phrase in my experience. And then the other thing is, so tell me about this subdividing. I mean, well, I tell you what, before you jump in there looking for some cash

Commercial (14:52):

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Patrick (15:06):

But that’s where we’re going. Is Doug had mentioned something about data provider hello, Connected Investors, Hey, make sure you’re using what, what we offer and all the options and simple orientations that are gonna make your life easier. So now that all that being said, thanks again, Doug. Generally about how the details of the subdividing, I mean, so you’ve got the whole thing under contract, the dwelling and the 2.4, three acres, but your going to intend to subdivide it and then sell it, or you’re looking for that end investor who you’re going to just apply them with the information of, Hey, look, you could subdivide this, this, tell me more about that,

Doug (15:59):

You know, and you do bring something up here, Patrick, that, yeah, you could go either way as a wholesaler, you could potentially go to the effort to subdivide a property yourself you know, in, in a range that but in this case, no, I was looking at this specific because I did have buyers that were interested in doing spec homes, spec builds. And so I already had that kind of in my back pocket that I knew that if the land could support it then I had a buyers that would be interested in not only buying the house and remodeling and selling it but also going ahead and you know, building on the additional parcel. So as a wholesaler, the more legwork you can do upfront is your time allows that sometimes you don’t have time to do all this and that’s okay.

Doug (16:44):

You can put it out there to your buyer, let them do the legwork. But I think you stand a greater chance of making bigger money and credibility. Like you mentioned, Patrick, when you can go to them, when you’ve already looked at the property, you’ve already, you know, maybe done some due diligence yourself to determine that, yes, there’s a large enough parcel here. We can add a second property based on the zoning. In this case, it was our, a zoning rural agriculture, which you know, in those situations you have a lot of latitudes. So it was very helpful. I already kind of knew that we’d be okay, the second thing, because there was no water and sewer in this area. I knew it had to make sure that there was a per a situation where you had a soil evaluation. Now as a wholesaler, I’ve actually paid for so evaluations before you know, myself to make sure it part before I presented it to an investor.

Doug (17:26):

But in this case that it was, I was in a wind situation, the property itself, even if it didn’t per, if we couldn’t put a second house on it, it was still a desirable property. There’s still a profit to be made on it. And so I didn’t have to worry too much with regard to you know, having to make sure everything was right. So the buyer ended up doing the evaluation tasks and that before they close on it and sure enough, it, it supported it, they had a survey done and it was, it was beautiful the way it set up. So but yeah, that, that’s kind of the idea. There is if you, if you, if you don’t know who your buyers are, if you don’t know that you have a buyer that’s interested in it, presenting that buyer with that opportunity as a wholesaler could open up a new world for you, your deal deal is you go to that buyer and you’re like, Hey, you’re not, you’re not presenting them with a three bedroom, one bath home on 2.4, three acres. You’re presenting them with a three bedroom, one bath home on a half an acre with additional acre you know, that could be developed that that’s a whole different Avenue, you know? Cause they, somebody, you know, if you could make that property do a number of different things in RA, you could put mobile homes on it, you get, you know, there’s a lot of things you can do to it. Well, anyway, but yeah, hopefully that helps

Patrick (18:40):

It did it, did it. Did I appreciate it? So, okay. So how long did it take from you getting the property under contract with the seller to having, you know, your wholesale assignment assigned just quickly? How long?

Doug (18:58):

Yeah, so basically what I did is it just, you know, I’ll make this brief, but I, what I did is I actually met the buyer out there because I wanted the buyer to have my vision for what this property could be and show him my research. Just a little tip there. You can’t always meet the buyer out there. I get that. You may have to share that over the phone or whatever, or cinema, you know, email or send her a text message or whatever, letting her know, Hey, this is what, you know, this is what I foresee. What could you could do with this property? In this case, I met him out of there because I learned to give him my vision of what could be done. But anyway, that being said, so it was very quickly within that. You know, a few days I had the buyer out there, we walked the property, we walked, you know, we went in, we took a look at it. You know, and I, I arranged all that as the wholesale. You don’t always have to do that, but that’s a good idea if you can arrange it because I would rather be the one with that buyer, then have the seller meeting the buyer and they get to talk and you get the idea.

Patrick (19:53):

Yeah, I totally agree. Okay. So what was the answer to the question? How else would you need a question?

Doug (19:58):

It was, what I did is I took my assignment fee, the entire assignment fee at closing. And the reason I did that, because I knew this buyer already. I knew him well, now here’s what you want to consider. If you don’t know that buyer well then you may want to either get some of the assignment fee or all the assignment fee at the time of assignment, which we, you know, I signed it over to them in a matter of days. Okay. So you might want to get the whole fee up front, but in this case I got a substantial assignment fee. So I structured it a little bit differently. I waited and got that fee at closing. I didn’t require them to put down a deposit because I was literally working with this investor hand-in-hand. I helped them coordinate the survey. I helped them coordinate a so evaluation. I went out and found him because he was busy. This guy was a busy business person. This was when I was full-time hustle. And so I took my extra steps because I was going to make a big, you know, assignment fee on this. So I was willing to go the extra mile for this particular seller, but there’s been times I’ve gotten the whole assignment fee up front at the time of assignment. So you can structure it several different ways.

Patrick (21:01):

Nice. Okay. So meat and potatoes question here, man. So we know that you had an under offered a purchase for 57,000. How much did you assign it for?

Doug (21:15):

Okay. I signed it for 77,000, so it was a $20,000 silent fee.

Patrick (21:20):

Sweet. So you made 20 grand, so here’s the next, so 20 grand, how much time from, you know, starting with the, for sale by owner, working into that offer to purchase meeting the buyer out there, meaning the perk test people out there all the way to closing. How much time did you really have rolled up into this particular deal?

Doug (21:47):

Well, there you go. That was, it was about a six week process to get all that done because we did want to get some evaluation. We wanted to get that stuff done prior to closing, although it wouldn’t have really mattered. But my personal time involved in that couple trips out to the property, some phone calls, things like that. I mean, I may have had three or four hours. It wasn’t a lot.

Patrick (22:08):

Fantastic. So if I hear you correctly, you cleared 20 K let’s round it off and call it four hours. So you were making five grand an hour.

Doug (22:20):

Yeah. That’s, that’s basically true. Absolutely. Yep.

Patrick (22:23):

You know, I, I, I don’t, you know, Doug and real estate investing is great because you can make that chunks of cash rather quickly. Tell me about some of your long-term goals that you have reached by being a real estate investor.

Doug (22:38):

Yeah. Well, and you know, and I, I personally asking that question and one thing I’ll share, I’ll throw in a, another nugget out there for as a wholesaler, as a wholesaler. The nice thing about that is, you know, and I, and again, I was at exclusive hall, so that’s really all I’d be at, except for this back, you know, this has been a few years back, but as a wholesaler, you get first look at a property. So you get to cherry pit, the ones that you might want to do a fix and flip with. So, you know, this particular property, I didn’t want to do a fix and flip, it needed too much work. You know, it wasn’t, but let’s say you go out and you get one, that’s a cosmetic fixer. You may not want to wholesale that one. You may decide, hold on.

Doug (23:17):

I may want to go, you know, get some funding because you know, and be able to take that, get some funding for maybe a private hard money lender. And because it’s an easy fixer and do a fix and flip on that particular property instead of wholesaling it. So that’s kind of the beauty of getting out and looking at that property, then you can make that decision in this case. I didn’t want to do that. But because I did do some of those fix and flips, I kind of transitioned ultimately into doing more fix and flips. And so that barely became my bread butter. Ultimately, as my business grew out, I was able to secure a, you know, a project manager that kind of runs those for me now. So I don’t have to be there for the day-to-day operations. I just write the checks and, and help with the vision of the property.

Doug (24:00):

But but that being said, even now I still have deals that are wholesale, that I’ll flip a quick flip you know, that allow me the ability, because I may not want to fix it flip every deal. It may not. It may, maybe I get offered a deal in a County that I don’t really do a lot of business in, or maybe it’s, you know, it, my I’m too, you know, my guys, my crews too tied up on some existing projects and I don’t want to add another project right now. You know, why not monetize on those deals? That’s why you don’t have buddies that are a buy and hold investors. And I’m like, guys, why are you skipping on that deal? Just because it’s not good to put a tenant in there. Why don’t you just launch your wholesale? It’s I’m going to, I’m sure there may be a buyer if the numbers work for.

Doug (24:41):

So, you know, that’s really what it’s all about is you know, taking advantage of that. So I moved more in the fix and flip arena and still do some wholesale deals as well from time to time, because there’s always people looking for deals. No doubt about that in terms of having that. And, you know, in, in the, you know, it’s all about the numbers and, and I’ll mention, you mentioned the $20,000 and I’ll wrap up with that. You know, yeah. Why did I make 20 on that deal? Because what that investor was able to do is he was able to not only remodel the house and sell it and make a profit. So he was making somewhere around a 15 or $20,000 profit just on that one house, not to mention, then he owned the land out. Right. Cause he subdivided that out.

Doug (25:21):

Once he bought it, he owns the additional parcel, which was about 1.7 or so acres over an acre, because I think it was 2.2 0.4. Yeah. 2.4. So actually, yeah, so you get the idea and then he went on to make almost $80,000 on, on that deal. By the time he built, put a spec house on it sold it, he did very, very well. So if he, you know, he’s making, you know, 80 to 90, I want to make a large amount as a wholesale. So I made 20. Sometimes you can’t make 20 on every deal. You may only make five or 10, you know? Sure, sure, sure. So, if you were not a real estate investor, what would you be doing, man? Oh man. Well, you know, my background’s in ed the case and I taught school for a lot of years and I’d probably still be a broke school teacher. It’s an honorable profession, but I’ll tell you why, you know, when you got kids to put through college and, and you know, those kinds of things, it’s tough to survive on a teacher’s salary. So I started doing real estate part-time as a side hustle and ultimately it turned into full-time and I was making more money part-time than I was making. Full-Time

Voiceover (26:24):

Want to be like a guest on our show and make some cash in real estate. Join the center of the real estate investing universe and start connecting with free education off market deals, cash buyers, and even funding partners. Connected Investors.com has been changing the game for people around the country since 2005. So just visit Connected Investors.com forward slash cash. So you can start doing more with real estate, no matter where you are in your journey to financial freedom. Seriously, guys, if you were brand new to this and looking to close your first deal, there is not a better headstart out there to help you find properties and learn what you need to make cash. If you’re already an experienced flipper or landlord, then Connected Investors gives you access to dozens of unique inventory sources and automation that cannot be found on any other platform in the industry, Connected Investors.com forward slash cash. Go there, claim your free account, get your gift pack. And then, well, don’t look back, jump in and put that whole ecosystem to work for you because all guests of this show come directly from the Connected Investors community and would love to interview you after your first or next life-changing real estate deal.

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Meet The Host
Meet The Host

Patrick Giarelli lives in beautiful Wilmington, North Carolina with his wife and dogs. Patrick is an open-minded, high-achieving individual who has had success not only in the real estate industry but also in wholesale jewelry. In addition to hosting The Real Estate Cash Chronicles podcast, Patrick currently helps scale-out one of the southeast's largest home-buying teams.

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