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Thursday, 2 Jun 2016 | 9:26 AM ET

It looks so easy on TV. Buy a bargain-basement house, pull up some nasty carpet, re-tile the bathroom, paint away the wall stains and sell it for a hefty profit.

It’s not, however, all those popular shows that are driving the flipping market today. It’s pure and simple prices — and profit. There is a severe lack of good quality, turn-key homes for sale, and that has created a seller’s market across the nation, even for those reselling homes.

After cooling off in 2014, home flipping is on the rise again — its share of all home sales is up 20 percent in the first three months of this year from the previous quarter and up 3 percent from the same period a year ago, according to a new report from RealtyTrac, which defines a flip as a property bought and resold within a 12-month period.

While flipping today is nothing like it was during the housing boom a decade ago, when investors used risky mortgages, it is reaching new peaks in 7 percent of the nation’s metro markets, including Baltimore, Buffalo, New Orleans, San Diego and even pricey Seattle.

Dana Rice, real estate agent and home flipper, at her latest project in Bethesda, Maryland, a very small colonial, within walking distance to shops and Metro.

Diana Olick | CNBC
Dana Rice, real estate agent and home flipper, at her latest project in Bethesda, Maryland, a very small colonial, within walking distance to shops and Metro.

“While responsible home flipping is helpful for a housing market, excessive and irresponsible flipping activity can contribute to a home price pressure cooker that overheats a housing market, and we are starting to see evidence of that pressure cooker environment in a handful of markets,” said Daren Blomquist, senior vice president at RealtyTrac.

That’s because flippers today largely use cash — 71 percent did in the first quarter of this year. Compare that to just 27 percent who used cash at the height of the housing boom. That helps keep most flippers conservative, but it also exacerbates the problems for entry-level homebuyers, who are facing one of the tightest housing markets in history. They simply can’t compete against all-cash buyers.

Usually flippers look for distressed properties either in the foreclosure process or already bank-owned. These are not always listed on public sale sites. There are fewer of those today, so flippers are moving to the mainstream market, creating that new pressure.

“A telltale sign is when flippers are acquiring properties at or close to full market value. Those markets are so competitive that even the off-market properties flippers are looking to buy are not selling at much of a discount — and there may be very few distressed properties available,” said Blomquist.

Examples of these markets include San Antonio, where Blomquist says flippers are actually purchasing at a 7.8 percent premium above estimated full market value, as well as Austin, Texas; Salt Lake City; Naples, Florida; Dallas and San Jose, California.

Despite the premium to buy, flippers are still seeing growing gains in profit. Home flippers realized an average gross profit of more than $58,000 in the first quarter of this year, the highest since the third quarter of 2005, according to RealtyTrac.

Real estate agent Dana Rice and her husband flip houses in the tony D.C. suburb of Bethesda, Maryland. Prices there are well above the national median, and there are few distressed properties. Instead, they target old, small fixer-uppers. Even those command a hefty purchase price up front, but they can also offer big rewards.

“I didn’t want a teardown. There is so much character in this part of Bethesda,” said Rice. “I don’t think that everybody wants a brand new build. There is a hole in the market because not everyone wants to do a renovation. If you put a little bit of effort in, these numbers can be huge.”

Rice purchased her latest project, a very small colonial, within walking distance to shops and Metro, for $680,000. She expects to put half a million dollars into the renovation, adding both square footage and high-end finishings; she is confident that in this competitive market she will see an 18-25 percent return on investment.

“It’s like birthing a baby. … If you’re overpriced, you’re dead in the water.” -Dana Rice, real estate agent and home flipper

“It’s like birthing a baby,” she said, noting that she will wait to list it until she feels the market is just right. “If you’re overpriced, you’re dead in the water.”

The lack of inventory is certainly a double-edged sword for flippers. Their initial investment price can be high, and flippers are often competing against local builders, who may want to tear the house down and put something up that is twice the size. On the other hand, not everyone wants or can afford a huge, new, expensive home, and that gives flippers the edge.

“The key here is that there is particularly a dearth of listed inventory in good condition,” said Blomquist. “That is the inventory flippers are competing against when they sell.”

Reference Book – A Real Estate Guide

* Please note, format and page numbers differ from the printed version. The printed version will be available for purchase after January 5, 2011. To purchase a copy, submit a Publications Request (RE 350) . The chapters of the Reference Book below are in PDF format. You will need Adobe Reader to view them.

Reference Book

  • Introduction
    Cover, Preface, Location of Department of Real Estate Offices, Past Real Estate Commissioners, A Word of Caution
  • Chapter 1 – The California Department of Real Estate
    Government Regulation of Brokerage Transactions, Original Real Estate Broker License, Corporate Real Estate License, Original Salesperson License, License Renewals – Brokers and Salespersons, Other License Information, Continuing Education, Miscellaneous Information, Prepaid Residential Listing Service License, Enforcement of Real Estate Law, Discrimination, Notice of Discriminatory Restrictions, Subdivisions, Department Publications, Recovery Account
  • Chapter 2 – The Real Estate License Examinations
    Scope of Examination, Preparing for an Exam, Exam Construction, Examination Weighting, Exam Outline, Exam Rules – Exam Subversion, Materials, Question Construction, Multiple Choice Exam, Q and A Analysis, Sample Multiple Choice Items
  • Chapter 3 – Trade and Professional Associations
    Real Estate Associations and Boards, Related Associations, Ethics
  • Chapter 4 – Property
    Historical Derivations, The Modern View, Personal Property, Fixtures, Legal Difference Between Real and Personal Property, Land Descriptions, Other Description Methods
  • Chapter 5 – Title to Real Property
    California Adopts a Recording System, Ownership of Real Property, Separate Ownership, Concurrent Ownership, Tenancy in Partnership, Encumbrances, Mechanic’s Liens, Design Professional’s Lien, Attachments and Judgments, Easements, Restrictions, Encroachments, Homestead Exemption, Assuring Marketability of Title
  • Chapter 6 – Transfer of Interests in Real Property
    Contracts in General, Essential Elements of a Contract, Statute of Frauds, Interpretation, Performance and Discharge of Contracts, Real Estate Contracts, Acquisition and Transfer of Real Estate
  • Chapter 7 – Principal Instruments of Transfer
    A Backward Look, the Pattern Today, Deeds in General, Types of Deeds
  • Chapter 8 – Escrow
    Definition, Essential Elements, Escrow Holder, Instructions, Complete Escrow, General Escrow Principles, General Escrow Procedures, Proration, Termination, Cancellation of Escrow – Cancellation of Purchase Contract, Who May Act As Escrow Agent, Audit, Prohibited Conduct, Relationship of Real Estate Broker and the Escrow Holder, Designating the Escrow Holder, Developer Controlled Escrows – Prohibition
  • Chapter 9 – Landlord and Tenant
    Types of Leasehold Estates, Dual Legal Nature of Lease, Verbal and Written Agreements, Lease Ingredients, Contract and Conveyance Issues, Rights and Obligations of Parties to a Lease, Condemnation of Leased Property, Notice Upon Tenant Default, Non-Waivable Tenant Rights, Remedies of Landlord, Disclosures by Owner or Rental Agent to Tenant
  • Chapter 10 – Agency
    Introduction, Creation of Agency Relationships, Authority of Agent, Duties Owed to Principals, Duties Owed to Third Parties, Rights of Agent, Termination of Agency, Special Brokerage Relationships, Licensee Acting for Own Account, Unlawful Employment and Compensation, Broker-Salesperson Relationship, Conclusion
  • Chapter 11 – Impact of the Penal Code and Other Statutes
    Penal Code, Unlawful Practice of Law, Business and Professions Code, Civil Code, Corporations Code
  • Chapter 12 – Real Estate Finance
    Background, The Economy, The Mortgage Market, Overview of the Loan Process, Details of the Loan Process, Federal and State Disclosure and Notice of Rights, Promissory Notes, Trust Deeds and Mortgages, Junior Trust Deeds and Mortgages, Other Types of Mortgage and Trust Deed Loans, Alternative Financing, Effects of Security, Due on Sale, Lender’s Remedy in Case of Default, Basic Interest Rate Mathematics, The Tools of Analysis
  • Chapter 13 – Non-Mortgage Alternatives To Real Estate Financing
    Syndicate Equity Financing, Commercial Loan, Bonds or Stocks, Long-Term Lease, Exchange, Sale-Leaseback, Sales Contract (Land Contract), Security Agreements (Personal Property)
  • Chapter 14 – Real Estate Syndicates and Investment Trusts
    Real Estate Syndication, Real Estate Investment Trusts
  • Chapter 15 – Appraisal and Valuation
    Theoretical Concepts of Value and Definitions, Principles of Valuation, Basic Valuation Definitions, Forces Influencing Value, Economic Trends Affecting Real Estate Value, Site Analysis and Valuation, Architectural Styles and Functional Utility, The Appraisal Process and Methods, Methods of Appraising Properties, The Sales Comparison Approach, Cost Approach, Depreciation, Income (Capitalization) Approach, Income Approach Process, Income Approach Applied, Residual Techniques, Yield Capitalization Analysis, Gross Rent Multiplier, Summary, Appraisal of Manufactured Homes (Mobilehomes), Evaluating the Single Family Residence and Small Multi-Family Dwellings, Typical Outline for Writing the Single Family Residence Narrative Appraisal Report, Conclusion, Additional Practice Problems, The Office of Real Estate Appraisers (OREA)
  • Chapter 16 – Taxation and Assessments
    Property Taxes, Taxation of Mobilehomes, Special Assessments, Certain Assessment Statutes, Federal Taxes, Documentary Transfer Tax, State Taxes, Miscellaneous Taxes, Acquisition of Real Property, Income Taxation
  • Chapter 17 – Subdivisions and Other Public Controls
    Basic Subdivision Laws, Subdivision Definitions, Functions in Land Subdivision, Compliance and Governmental Consultation, Types of Subdivisions, Compliance With Subdivided Lands Law, Handling of Purchasers’ Deposit Money, Covenants, Conditions and Restrictions, Additional Provisions, Grounds For Denial of Public Report, Subdivision Map Act, Preliminary Planning Considerations, Basic Steps in Final Map Preparation and Approval, Types of Maps, Tentative Map Preparation, Tentative Map Filing, Final Map, Parcel Map, Other Public Controls, Health and Sanitation, Eminent Domain, Water Conservation and Flood Control, Interstate Land Sales Full Disclosure Act
  • Chapter 18 – Planning, Zoning, and Redevelopment
    The Need For Planning, General Plans, Redevelopment
  • Chapter 19 – Brokerage
    Brokerage as a Part of the Real Estate Business, Other Specialists, Operations, Office Size – Management, Office Size, Career Building, The Broker and the New Salesperson, Specialization, A Broker’s Related Pursuits, Professionalism, Mobilehome Sales
  • Chapter 20 – Contract Provisions and Disclosures in a Residential Real Estate Transaction
    A Basic Transaction, A Basic Listing, Purchase Contract/Receipt of Deposit, Disclosures
  • Chapter 21 – Trust Funds
    General Information, Trust Fund Bank Accounts, Accounting Records, Other Accounting Systems and Records, Recording Process, Reconciliation of Accounting Records, Documentation Requirements, Additional Documentation Requirements, Audits and Examinations, Sample Transactions, Questions and Answers Regarding Trust Fund Requirements and Record Keeping, Summary, Exhibits
  • Chapter 22 – Property Management
    Professional Organization, Property Managers and Professional Designations, Functions of a Property Manager, Specific Duties of the Property Manager, Earnings, Accounting Records For Property Management
  • Chapter 23 – Developers of Land and Buildings
    Subdividing, Developer-Builder, Home Construction
  • Chapter 24 – Business Opportunities
    Definition, Agency, Small Businesses and the Small Business Administration, Form of Business Organization, Form of Sale, Why an Escrow?, Buyer’s Evaluation, Motives of Buyers and Sellers, Counseling the Buyer, Satisfying Government Agencies, Listings, Preparing the Listing, Establishing Value, Valuation Methods, Lease, Goodwill, Fictitious Business Name, Franchising, Bulk Sales and the Uniform Commercial Code, California Sales and Use Tax Provisions, Alcoholic Beverage Control Act
  • Chapter 25 – Mineral, Oil and Gas Brokerage
    History, Mineral, Oil and Gas Brokerage, 1994 – No Separate License Requirements
  • Chapter 26 – Tables, Formulas, and Measurements
  • Chapter 27 – Glossary

Field Guide to Lease-Option Purchases

(Updated April 2016)

Lease-option agreements* are common when acquiring personal property—such as dishwashers, washing machines, automobiles, and TVs—but are not as common for the acquisition of real property. Lease-option agreements are generally utilized in residential real estate acquisition when a home buyer would like to purchase a home, but needs to repair her credit rating in order to secure a promissory note and mortgage. The lease-option agreement allows a buyer to lease a property for a set period of time—typically between 1-3 years—with the option to buy the property at a contractual future date. “The negotiated option is typically a percentage of the price for example, one to five percent, and is credited, along with the rents and a rent premium, to the purchase price if the lessee buys the property. If the option to buy is not exercised, the buyer will lose the option fee and rent premium.” (Real Estate Law (link is external), p. 227). Read the articles below to learn more about this alternative real estate financing option. (H. Hester, Information and Digitization Specialist)

*Also known as lease-to-own, rent-to-own, lease/purchase, lease with an option to purchase, or real options.


E – EBSCO articles available for NAR members only. Password can be found on the EBSCO Access Information page.


Lease to Own: The Basics

Is rent-to-own the future of housing? (link is external), (HousingWire, Jan. 14, 2016).

Investors Bank on Rent-to-Own Comeback (REALTOR® Magazine, July 29, 2015).

How do Lease Purchase Agreements Work? (link is external) (SFGate, n.d.).

How Do I Get a List of Rent to Own Homes? (link is external) (realtor.com®, July 25, 2012).

How Do I Find A Rent To Own Home In Bristol, Pennsylvania? (link is external) (realtor.com®, May 10, 2012).

How Do I Find A Realtor To Explain The Rent To Own Option? (link is external) (realtor.com®, Apr. 6, 2012).

Lease-to-Own Contracts (link is external), (UCLA School of Law, 2012).

Lease options are back: proceed carefully (link is external), (Realty Times, Oct. 25, 2011).

Sale-Leaseback Transactions: Price Premiums and Market Efficiency (link is external), (Journal of Real Estate Research, Apr.-June 2010). E

Informal Homeownership in the United States and the Law (link is external), see page 132. (University of Texas School of Law, 2010).

How lease-options benefit sellers, buyers … and their REALTORS®? (link is external), (CRE Online, n.d.).

Thought about lease-to-own transactions?, (REALTOR® Magazine – Speaking of Real Estate blog, Aug. 6, 2009).

Renting to Own (link is external), (realtor.com®, n.d.)

Case Studies & Examples

A Valuation Framework for Rent-to-Own Housing Contracts (link is external), (The Appraisal Journal, Summer 2014). E

Lease-to-own deals offer options in sluggish Tampa Bay housing market (link is external), (St. Petersburg Times, Oct. 23, 2011).

Can I get a lease option with bad credit? (link is external), (realtor.com®, May 5, 2011).

A Growing Housing Imbalance (link is external), (Mortgage Banking, Oct. 2011). E

Raising Capital Through Sale-Leasebacks (link is external), (Public Management, June 2010). E

Tax Implications

Individual Taxation Developments (link is external), (The Tax Adviser, Mar. 2012). E

Comparing Accounting and Taxation for Leases: Certified Public Accountant (link is external), (The CPA Journal, Apr. 2009). E

Tax Considerations for Buying and Selling Property with a Burdensome Lease (link is external), (Journal of Accountancy, 2009). E

Government Publications & Programs

State Agency Lease/Purchase Program (link is external), (Washington State Treasurer’s Office, n.d.).

Recent State Agency Lease/Purchase Interest Rates – Real Estate Only (link is external) (Washington State Treasurer’s Office, n.d.).

Definition from Washington State:

Lease/Purchase Obligations (Real Estate) — Lease/purchase obligations are contracts entered into by the state which provide for the use and purchase of real or personal property, and provide for payment by the state over a term of more than one year. For reference, see RCW chapter 39.94 “Financing Contracts.” Lease/purchase obligations are one type of lease-development alternative.” (Financial Budget Instructions Glossary of Terms (link is external), Washington State Office of Financial Management, n.d.).

Non-Mortgage Alternatives to RE Financing (link is external) from Reference Book – A Real Estate Guide (link is external), (California Department of Real Estate, 2010).

LFC Hearing Brief (link is external), (New Mexico Legislative Finance Committee, Dec. 2007).

Instructions for the Lease/Purchase Analysis Modeling Tool (link is external), (Idaho State Leasing Dept. of Administration, n.d.).

eBooks & Other Resources

The following eBooks and digital audiobooks are available to NAR members:

eBooks.realtor.org

Smart Guide to Real Estate: Step by Step Rent to Own, (Kindle and ePub)

Investing in Rent-to-Own Property, 2010 (ePub)

Investing in Real Estate With Lease Options and “Subject to” Deals, 2005 (ePub)

Books, Videos, Research Reports & More

The resources below are available for loan through Information Services. Up to three books, tapes, CDs and/or DVDs can be borrowed for 30 days from the Library for a nominal fee of $10. Call Information Services at 800-874-6500 for assistance.

Who Says You Can’t Buy a Home! (link is external) HG 2040.5 R25w (2006).

Field Guides & More

These field guides and other resources in the Virtual Library may also be of interest:

Sale-Leasebacks & Synthetic Leases

Seller Financing

Information Services Blog

Have an Idea for a New Field Guide?

Send us your suggestions (link sends e-mail).

The inclusion of links on this field guide does not imply endorsement by the National Association of REALTORS®. NAR makes no representations about whether the content of any external sites which may be linked in this field guide complies with state or federal laws or regulations or with applicable NAR policies. These links are provided for your convenience only and you rely on them at your own risk.

Rick Brown’s Quick Start Program

Congratulations on taking the first step on your road to success & achieving your goals, dreams and real financial security. Let me assure you that the investment you just made is the best investment you will ever make! Remember, you are investing yourself, your financial future and your family.

Sometimes listening to friends & relatives can be dangerous. When you tell anyone what you are doing many will tell you it can’t be done. That’s because they don’t have enough information. If they knew what you know they would be doing this too. This is a very unique opportunity.

Don’t forget when we talk about buying real estate with little or no money down it doesn’t mean there is no money involved it just means you will be using someone else’s money. Here are some things you can do between now and your three-day training class.

1. Pick a primary area or neighborhood. It should be close to where you live, work or travel to on a daily basis if possible. Pick an area that is moderately priced, where there is high demand. Get to know property values (sold prices) in your area so you know a good opportunity when you see it.

2. Find a good realtor in your area. Tell them you are a real estate investor. You are looking for new listings with motivated sellers. Tell them are looking to buy properties in the area. Tell them you can pay cash and close quick. Would you like to be my realtor? Great! Then ask them for a CMA of the neighborhood. CMA stand for a comparable market analysis. Ask them for a full print out. This will include all pertinent information on all active properties currently for sale, all properties under contract pending closing and all sold properties over the last 90 days. Tell them will go out and drive by all the properties. If you see something that looks you will call them up, they can set up a showing and write up an offer and make a commission if you like it. First look at the sold properties this will tell you the real value of the current active properties that are listed for sale in that area. On the print out the realtor gives you LP: means list price. SP: means sold price. DOM: means days on market.

3. Ask the realtor to provide you a list of all the property owners in your neighborhood. Explain to the realtor you are interested in doing some of your own prospecting for motivated sellers that do not have their properties currently listed for sale. Tell that if you do find a highly motivated seller because of their help you have them write up the offer and will gladly pay them a commission.

4. Now that know what properties are selling for look at the active properties. Remember the only time a realtor will have anything of value to you is if it was just listed that day or the sellers just did a major price reduction because they are now motivated sellers with “Don’t Want It Ities”!

5. Scan the real estate classified section of your local newspaper daily. Look for phrases such as desperate, motivated, must sell, relocating, divorce, estate sale, seller financing, make offer; flexible, For Sale By Owner (FSBO), these are all signs of what might be a motivated seller with a disease called “Don’t Want It Ities”!

6. Check the houses and apartments for rent section look for ads that have an area code that is out of that area. You’re looking for people that are absentee owners trying to manage their property from long distance. They may be motivated sellers.

7. Get motivated sellers to come to you. Spread the word and give out your business cards to friends, neighbors, relatives, coworkers, your doctor, dentist, lenders, realtors, and attorney’s. Put a sign up in the neighborhood, send a letter out to all property owners in your primary service area, run your own ad, put up 3×5 or 5×7 index cards on bulletin boards. Sample “I need to buy a home in neighborhood! Can pay cash and close quick! No agents! No salespeople! No commissions to pay! Your phone number.

8. Here are some powerful internet sites that that offer an abundance of valuable information that can help you identify properties and opportunities in most area’s to speed up your success http://www.homestore.com/, http://www.realtor.com/, www.domania.com, www.ziprealty.com http://www.ziprealty.com/index.jsp you can check property values, current average appreciation percentages, properties for sale, prices, schools, shopping, transportation, crime rates as well as other valuable information about most all areas of the country. You can check property values for most areas of the country at http://www.domainia.com/ and http://www.homeradar.com/. You can check property values at www.domania.com/homepricecheck/index.jsp or http://www.homeradar.com/.

9. When you find a motivated seller find out what they want, how long has it been on the market, what do they owe and why are they selling. Then find out what’s it’ really worth (what could your Realtor sell it for in less than 30 days not the listing agent).

10. You need to analyze each property quickly and determine whether it is a property is worth pursuing.

11. Here are a few areas that can generate big profits and residual income for you. First decide what kind of an opportunity it is: #1 is it a property that is under value that you are going to tie up under contract, assign your contact over to a ready and willing buyer and or investor and get paid a lump sum of money by way of an assignment fee or carry back a sellers second mortgage and create residual income (for this type of transaction you do not need an investor, #2 is it a property that you are going to close on property fix up and resell at market value for a profit (investor or lender will be needed) or is it a property that you are going to buy and hold because the property has a positive cash and will provide you long term residual income (investor or lender needed).

12. In order to assign it over to another ready & willing buyer and make a minimum of 5% to 10% assignment fee so you must be able to buy it at least 12%-15% (this includes your profit and a realtor’s commission) below what a realtor can sell it for in less than 30 days. If you want to make a larger profit just increase the percentage.

13. If you sell your self by running your own ad delete the realtors commission percentage or make the extra profit. Sample ad for selling it yourself:

14. No Money Down! Must sacrifice! Beautiful 3 bedroom 2 bath (home, condo, coop or apartment) in (subdivision or neighborhood) worth $300,000 .00! Comes with $50,000 equity (change to whatever amount is appropriate to your transaction)! First $250,000 takes it away! Must close within __days. First come first serve. Vultures Welcome! Your name & number.

15. When making any offer on any property make sure that after your name as the buyer you must add these words “and or assigns” or “and or nominee” on the purchase agreement. This legally gives you the right to assign your rights in that purchase agreement to another investor, retailer or ready and willing buyer without the seller’s approval.

16. To make a risk free offer: Make sure in the special terms & conditions section of the purchase agreement you include this clause.#1.This offer is subject to and contingent upon the inspection of said property by the buyers investors within ____ days of acceptance of this offer (number of days can vary) should buyers investors not approve of said property the sellers hereby advise, authorize and instructs the escrow / title company (neutral third party handling the transaction, could also be an attorney or real estate company in some parts of the country) to immediately refund all earnest money deposits back to the buyer”.

17. Another possible option instead of an assignment is to sell the property before you close under a separate contract to purchase subject to the closing of your contract and close both transactions back to back simultaneously. If you use this option you will pay two-escrow/ title company fees.

18. Look for vacant houses or properties that may need some TLC, paint carpet and landscaping.

19. You can find an assortment of useful real estate forms & contracts at http://www.totalrealestatesolutions.com/ by clicking on the Tools and Resources section that is located on the home page towards the bottom of the page. There are numerous forms including but not limited to an assignment of contract, generic purchase contacts and rental forms. I recommend using your local purchase agreements these can be obtained from the local board of realtor’s office as well as other forms and agreements.

20. Only buy and hold properties that have a positive cash flow. Here is the formula for getting a positive cash flow: Annual gross income minus annual gross expenses including a vacancy factor, property management fee (15% of gross income) equal your annual net operating income then multiply the annual net operating income by ten. That is the maximum you can afford to pay and have a positive cash flow. If it doesn’t have positive cash but it is still under market value tie up the property and make an assignment fee.

21. Start lining up private investors. Look in your local newspaper, The Wall Street Journal, USA Today, the Internet and word of mouth. In the newspaper investor ads usually say, “Need cash we lend money secured by real estate. Private investors usually will lend up to 70 to 80% of the value of the property and want 8%-14% interest secured by a 1st or 2nd mortgage.

22. One of my lenders is a person named Jeff Del Dotto he can do loans in 48 states. He has loan programs that will lend up to 97% of the value of the property you may contact him at (914) 286-4022. Call him if you need a prequalification letter or when you have a real property under contract that has a positive cash flow or you need cash to close fix up and resell.

23. Get business cards made up: Real Estate Investor, your name address & phone: You can get free business cards at vistaprint.com

You can get great info on upcoming tax lien and tax deed sale dates @ http://www.taxsalelists.comand/ for a nominal fee; you can even get data enhanced lists to properties nationwide.

Bexar county in Texas which is in the San Antonio area pays up to 25% every six months, they hold tax deed sales on the first Tuesday of every month you can find out information on the properties and the sale at www.co.bexar.tx.us/tax contact ph # is (210) 335-2251. The law firm that handles all the tax sale properties for Bexar County may be contacted at (210) 225-4422.

Remember to find a good creative experienced Realtor to work with. A good Realtor can be worth there weight in gold.

If you are going to find a property to assign over and make an assignment fee always try to get as long as possible to close (90 day closing) so you have time to find a ready willing and able buyer to assign it to.

Set a realistic and easy to achieve 60 day goal. Be specific and state a reason: (example: I want to own my first rental/income producing property 60 days from DATE and I want this because: state reason and write down what directed actions you are going to do to achieve your goals!

Visualize your goals as if you have already achieved them.
Then set a 1-year, 3 year and 5-year goal visualize your goals as if you have already achieved them and come to the training. Fasten your seat belt and get ready for your journey to great abundance! You must get out there and get a real offer (in writing) in front of a real seller. When you do these they will know you’re serious and then they only have three options: approve it, reject it or counter it!

You are DNA coded for greatness; don’t let anything or anyone get in the way of you achieving your goals & dreams.

Stay focused, stay persistent and shine bright always. I’m very excited for you and I am looking forward to your success, real financial security and happiness. You can do it! Make it happen!

Have a prosperous year! If you have any questions feel free to call me personally only between the hours of 9am- 5pm California time. If I am on my cellular phone and you get my voice mail leave your name, phone (twice & slow) and best time to reach you (do not leave me details I will discuss your situation when I call you).

Sincerely,

Rick Brown
(760) 419-9004
(PST) 9am-5pm Tues.-Sat.