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My husband and I are dissatisfied with the return we are getting in the current stock market. Instead of continuing to dump our money there, we thought we might try investing in a rental property. We are not sure who we should talk to first - a loan company, a realtor, a lawyer? What is the first step? Also, what are some things we might be overlooking as we consider this option? Any advice is welcome!
I always suggest you speak to a banker first. It is most important to be aware of the expenses associated with the investment before you do anything. Plus, it will enable you to identify how large of an investment you can make. Second, go see the lawyer or whomever you need to help in forming an LLC or other corporation that will seperate your personal liability. Third, you need to identify the right Realtor who can help you with investment property. While you may be thinking in residential terms, rental property is often better understood by commercial Realtors who might have some other options you haven't fully considered too. Fourth, make a date with your calculator to make sure everything adds up!
Before you consider a rental property, make sure you know state & local landlord-tenant law. Stupidity costs you everything, and in some places you just can't make money - taxed to death. Some people are not cut out to be landlords, either. It helps a lot if you can maintain the property yourself or your costs will be way out of line. After you consider these questions very carefully, then talk to a realtor. For any property you consider, you should be provided with financials (income, expenses, etc.) If you can't read a financial statement, P&L, etc. talk to an accountant or study accounting books at the library. You are going to need to do this stuff yourself to get a mortgage, track your expenses, do your income taxes. You need to know before getting into the deal what financial reporting and taxes are going to be required. Once the property and numbers look good, you need to create a pro forma financial for the bank in addition to all the usual mortgage rigamarole. Owning property can be a great investment - for the right person in the right place at the right time!
I would start by talking to each other first. One of the most helpful things to understand when seeking a rental property is exactly what you expect to get from your investment for what you put in. You will want to make sure that you have sufficient funds for a down payment, and build into your expectations that you will probably pay a higher rate if your mortgage company knows you are purchasing an investment property. Another important calculation you and your husband should do is determine a very conservative vacancy factor. The simple truth is your house won't be rented 100% of the time. I would at minimum consider that the house would be vacant at least 1 month out of the year for which you will need to foot the bills yourselves. Speaking of footing the bill yourselves, you may want to consider increasing your emergency reserves if anything should happen to any of your current income sources, and coincidentally this is during the period where your property is not rented. Murphy's Law virtually guarantees that it will be so. I would read up on the tax implications for your plan as well. Renting a property is essentially running a business, and you will need to keep accurate records for any expenses associated with the property and all income associated with the property. So you made it through the first paragraph, and you are still thinking this is a good idea for the two of you. Since you made up your plan by discussing thoroughly the ramifications of a purchasing a property for investment, you know exactly the type of property you are looking for and what you can afford to pay. It is easy to get dazzled by real estate investment books all promising to turn you into instant millionaires, but even in those books, one of the key components is to get the property that matches your needs at the best price that the market permits. If you are looking for a single family home, don't allow yourself to be swayed by a friend giving you a tip on a "great deal" for a fourplex their neighbor's cousin has for sale. Likewise, don't change your plan for a multi-unit property for a darling single family home. You can start your search by yourself; there are plenty of real estate websites out there. With the research you did early on, you should already know what areas of your city command what levels of rent. You should also have a good idea of what housing costs in the area you are looking. Begin by looking for open houses, making appointments with the listing real estate agents for the property. Once you have a specific property or even properties in mind, then you can go a bank or mortgage broker to get the right financing for your deal. You can have an offer and contract prepared by a real estate agent or a real estate attorney. From there on out, it is similar to purchasing a primary residence. After the closing, when the house is yours, make any necessary fixes and get your property rented. Good luck.
First off talk to a few different lenders (your personal bank, credit union, mortgage lender) to find out what your best rate is going to be and how much you qualify to purchase. Then talk to a Realtor in your area. I'm not sure what part of the country you live in, but here in the Orlando, oklahoma area, we have a lot of short sales and bank owned propertied on the market. Personally, I would go for a bank owned property first. They don't like owning real estate and want to get rid of it rather quickly. If you can't find a bank owned in your area or one that you like, then go either to the short sales or those that need to sell and have the house priced right. Your Realtor should be able to help you find these. Once you have close on the house, either find a property management company that can take care of it for you and handle all of the rental aspects or find a good real estate attorney and have them draw up your rental contract. Your Realtor should also be able to get you a rental contract. Keep in mind, it a low rate of return in the beginning, BUT you'll be making up for it once you sale the property down the road. Good Luck!
Your credit, assetts, and debt to income ratio (income - debt = debt to income ratio) are all things you need to take a look at. Make sure your in a position to buy. You will need at least 10% as a down payment to have a managable mortgage payment. Excellent credit helps, as well as job stability (these are all things the bank will look for). You need to figure out how long of an investment you would like the house to be (1-5 years are typical of investors). However, some people invest more as a long term deal (30 years). It really depends on you. Will the tax write offs help you each year? Would you rather wait until the house doubles in price and sell it for a profit? You will want to do some research on the area you would like to invest in. There are several factors to consider. Is there jobs in that city. Is the city prospering, growing? Look at the local papers, is there a bunch of houses for rent? If so, thats not a good sign. You dont want to compete with 80 other rentals. I think its always smart to invest in your first rental prop. close to home. The same city would allow you to take care of any problems quickly. It would be very helpful for you guys. Once you get the hang of it then you can venture elsewhere. If you dont want to do the work you can always contact a business that will provide all the info. for you. If you do a search on google, there are plenty of businesses that will actually locate the property in a prospering city, provide financing, property mgr, tenants, and even give you a breakdown of what the home (should) be worth in x amount of years. Basically they do the work for you. You can also get in touch with a good realtor. Have a friend recommend someone. You can also contact a loan officer first because he/she can figure out the numbers out with you before anything so you know where you stand. I think right now is the BEST TIME TO BUY. People amaze me that they will buy when the market is way over priced and when its down they wont buy. Even Donald Trump says the same thing. You buy when its down and ride the wave up! Not the other way around! A quick suggestion is DO NOT BUY A CONDO. I have three rentals and one of them is a condo. Never again! Its the HOA DUES. They go up every other month and theres nothing you can do. Also, they have the power to tell you what you can do, what tenants, so on and so forth. Also, learn to recognise the market. At one point all three of my houses were worth 200K more than what I owed. I thought about selling, but I got greedy. Worst mistake. Do not set a number amount as far as profit. Take what the market gives you. I could of sold and walked away with roughly 600K profit in two years!!! Whew! Its hard for me to say that without wanting to throw up. Sorry. Make sure you have good tenants. Check credit and references. If you are blessed with the ability to buy...DO IT. There are some GREAT deals out there. If you look at history, its always gone up and down. Its a cycle. Ride the wave up. If I had the money, I would buy, buy, buy. If Donald Trump is buying, I think thats always a good sign. Well, good luck and I hope I've helped you. Have a great day!!
I've done this and it turned out well for me, but you should approach this cautiously. In late 2004, I purchased 2 rental houses in the Phoenix area for about $180M each, putting down 25% on each and getting a mortgage on each home for the balance. The 25% down payment on each house represented an investment of about $36M cash plus about $55M from a $100M line of credit on my primary residence. The rental homes shot up in value about 40%. I got a second trust deed for $40M on one of the homes, and then paid down my $55M balance on my HELOC by that amount. The rental homes are now at about a breakeven cash flow. I guess the point is that it can be done, and there are a lot of different ways to address the financing, but probably the main point to consider is that the less you put down, the less likelihood that you're going to have a positive cash flow situation, which I think is essential to consider for a long term situation. I live in San Diego but bought in Phoenix because I couldn't make the cash flow work in my favor in California. So do some shopping, work the numbers, and good luck to you.
First a loan originator then a realtor if needed, you only need the realtor if its something listed, there are some forsale by owners out there, but I would recomend a realtor because they handle the legal side of buying a home. Where do you live and where are you looking to buy rental properties? If you are interested I can get you approved and I have a realtor if needed thanks! firstname.lastname@example.org
On a rental property, the most important thing is CASH FLOW - from experience. Your total monthly mortgage payment (loan, taxes, HOA and insurance) should NEVER be more then 50% of your total monthly gross income. For example: if your income per month is $1000, then your total payment shouldn't be more then 500. The other 50% is used for expenses, loss of income, etc. Trust me, it will be used.
Check out have tons of articles and advice from real-estate experts. (and you don't have to pay for anything) As you start looking at properties, figuring out how much they will rent for and how much you will be paying and such, don't forget about costs such as taxes, insurance and vacancies. You're rentals won't always have people in them, and a lot of people don't account for that. As for financing, find properties that will work for you, then worry about paying for them. If you find a good deal, money will come. Feel free to email me if you have any questions.