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Real Estate Investing -  Nothing Down Written by Robert Allen

(out of Robert Allen’s book - Nothing Down)

THE SELLER

Among the nine major sources of down payment funds for property acquisition, the seller is no doubt the most important. If the buyer has done his selection job well he will be dealing with a person who is anxious to sell and therefore flexible with financing arrangements. The seller will need to take on a role that might be new for him - that of lender. But if the buyer is sensitive to the needs of the seller, he will foster trust and see to it that both parties win. (Lending can, after all be a lucrative business with its own slate of benefits, even for property sellers.)

This section reviews eight nothing down techniques involving seller financing.

Technique No. I The Ultimate Paper Out

An investor in Milwaukee was able to acquire a $48,000 triplex from a banker who not only arranged for a new low-interest first mortgage, but also carried back virtually all the remaining equity in the form of second at below-market rates. Another investor in West Palm Beach, Florida, picked up a single family home for$66,500 by putting on a new first and having the anxious seller carry back all the rest of his equity ($36,500) for five years, no payments, no interest. Both of these investors were using the technique known as - “The Ultimate Paper Out”. Here is how it works.

When we are talking about buying or selling a piece of real estate, we are really talking about the problem of defining and dealing with the seller’s equity. Equity as a concept is straightforward enough. Everyone knows that it represents that portion of the value of a property that is not encumbered, that belongs lock, stock, and barrel to the owner. But equity is a fluid concept. It can be specified only in relation to that mysterious and shifting quantity called the “fair market value.” The owner has dreams about an equity of such and such - usually an optimistically high number. But the truth of the matter is that market forces determine his equity by determining how much his property is really worth at any moment in time. The members of the market club - you and I - gang up on the poor old seller and say collectively, “You have a nice little place, but we’ve taken a vote around town, and the best we could come up with is a price of such and such.” At that moment in time, the seller’s equity is defined, and the problem becomes how to transfer to him value equal to the equity involved.

The majority of sellers, of course, will want to hold out for a selling price at the high end of the scale. They want their equity to be overweight. No one can blame them for that but among the army of sellers in the marketplace at any given time, there are always a few - perhaps five percent or less - who say to themselves, “We like our equity and want to preserve it and derive benefit from it, but we are very anxious to sell. So anxious in fact, that we might give up some of that equity in order to get rid of the property quickly.” Alternately, these don’t-want sellers might be thinking - I don’t really feel like discounting my equity for a quick sale, but I would be willing to wait until later for a part or all of my equity to be converted to cash.”

And that is the issue when it comes to “papering out” a deal. After the seller and the buyer have determined what equity is involved, the next step is to decide how soon the equity is to be converted. It all boils down to a matter of patience. The seller with infinite patience (and infinite desperation) will say, “Here’s my equity, take it all and just get me out of this place.” In a case like that the selling price is equal to the liens. But such cases are rare.

The next best situation is the case in which the seller says, “Here’s my equity, pay me for it when you can. Let’s work out the schedule.” That is the technique referred to as - The Ultimate Paper Out”. All of the seller’s equity is converted to paper before it is converted to cash. When the buyer takes over the property, he gives the seller paper for his equity and obligates himself to redeem the paper according to mutually agreeable terms.

Not all sellers will agree to an “Ultimate Paper Out” But creative buyers should always ask. You never know exactly what the seller is thinking or how anxious he really is to sell. Perhaps only one seller in twenty will be willing to enter into a nothing down deal and of these, perhaps only one in ten will agree to an “Ultimate Paper Out” That means that Technique No. I will show up in only one out of every 200 creative deals. But it does happen from time to time - much to the surprise and delight of the creative buyer.

1. cashflow Cindy

Real Estate Investing
My 50 Favorite Nothing Down Techniques

by Robert G. Allen

“Don’t wait to buy real estate. Buy real estate and wait.”

The world of real estate has been governed for years by one dominant strain of thought, i.e., in order to buy and hold property successfully, the average person must have excellent credit, a strong financial statement, good income, lots of money for a substantial down payment, and strong collaborative support from the hard-money lenders.

Those who agreed that income property was the finest investment found they could not hope to participate in owning a larger piece of America under the dominant rules that had obtained hitherto. New patterns were needed if the cash-poor but creative individual was to break into the world of property ownership.

This report outlines my 50 favorite Nothing Down techniques, organized into 10 separate areas:

A. The Seller       B. The Buyer

C. The Realtor    D. The Renters

E. The Property F. Hard-Money Lenders

G. Underlying Mortgages    H. Investors

 I. Partners           J. Options

Real Estate Investing – Do you feel like someone or something is kicking your butt?

I face many daily challenges in real estate investing as businesses do on a daily basis.  How do you overcome your real estate investing challenges?  This is where we bring out the winners from the losers.  Those who learn how to climb the mountain are the winners and those who fall and lose their drive to get back up again will lose!

http://store.sixminutestosuccess.com/?aid=590590

To be honest; I woke up this morning with a little bit of ah, a Monday, and it’s the first of the month.  First of the month; means Rent Collecting (great system in place; however with the turndown of the economy people are either losing or lost their job or loss of hours) this is a challenge in today’s Market.

I have other challenges facing me today as moving a mobile home out of a mobile home park.  Dealing with the owner of the park has been a challenge!  Today, I have to deal with the issue head on!

 Last Night I wrote down all of my challenges that faced me when I woke up Monday Morning. 

Did I sleep good, yes I did.    Why, because I wrote down my challenges the night before and thought to myself.  Get a good night sleep and I will tackle them in the morning.

Another challenge in today’s real estate market is finding loan officers to refinance rehabbed properties. 

This morning lesson with Bob Proctor on sixminutestosuccess he taught

http://store.sixminutestosuccess.com/?aid=590590

You don’t quit when You Are Tired, You Quit When The Gorilla Is Tired!!

 (What an inspiration quote!) 

Go rent the movie Rocky, did Rocky quit when he was tired or did he quit when his opponent was tired?

Your assignment for today is to:   Give It Everything You Got!   

But You Have To Keep Going…..

How can You Put More Energy In to What You Are Doing?

Cashflow Cindy

Real Estate Investing is a great strategy to pay off your credit cards (bad debt).  In order to become financially free, we all need to start with our credit cards.  Get Rid of Them by paying them off!  Stop being chained to your credit cards and making the credit card companies rich!

This is a great way to add to your make money real estate investing.

Today’s Real Estate Education is how my partner and I are paying off our charge cards on our duplex investment.

We purchased an out of state duplex and rehabbed it.  Today, I am filling out the application for a refinance.  Below is how the numbers are going to work out.

Refinance is at 60% of LTV (loan to Value)

03/09     Other People’s Credit                                    $14,000

03/09     Other People’s Credit                                    $11,475

04/09     Cindy’s Card Credit                                          $4,000

04/08     Cindy’s Card Credit                                          $1,800

Total Amount Owed to Rehab Cost                          $31,275

This leaves us with excess money to distribute accordingly                        $37,725

Pay off Cindy’s Credit Card- used for rehabbing on other projects             $12,180

Pay off Cindy’s Credit Card- used for rehabbing on rentals                           $12,062

$5,000 toward Cindy’s Personal Credit Card                        

$5,000 toward Sandy’s Personal Credit Card                       

$3,483 toward business Credit Card        

This is an awesome strategy to use to become debt free!  This is our ultimate goal with real estate investing to have NO bad debt.

Here is the best part; with paying off these credit cards, our business will have an extra $723.00 monthly cash flow off of our rental units (paid off business credit card)   

$723.00 will go into our pockets each month vs. paying the credit card companies!!!

The mortgage payment on a $70K; 30 amortization note at $6.25% is $431.00

With taxes, insurance, mortgage, maintenance and management fees; monthly cost $741.00

Each Unit rents out for $650.00 leaves us with an excess of $500.00 cash flow (goes into our pockets)

Cashflow Cindy

 If your asking yourself, how the heck to you do this Cashflow Cindy?  I am going to tell you; I attended Marshal Sylver’s Seminar to learn how to focus my mind on positive thoughts vs negative thoughts.  I’ve also noticed since I studied with Marshal there are some people I don’t care to be around anymore; some are friends. As Marshal does mention; you will lose friends along your journey to obtain wealth (not a bad thing).   You need to always look for the positive in every situation.  Stop listening to the news and reading the paper.

Commit to yourself for 30 days to turn off the TV and throw away the newspaper.  If it is important information you will hear it along the way. 

If you are interested in listening to Marshal Sylver’s seminar for free; click on the link below:

 http://prosperityalliance.com/cindyconradt

Real Estate Investing - The Power of Section 8 Housing

How would you like to own rental property where all or most of the monthly rent comes to you by check from the government? If that idea appeals to you, welcome to Section 8 housing!

 Section 8 is a program setup by the U.S. Department of Housing and Urban Development (HUD) to provide safe and sanitary housing to low-income individuals or families, the elderly, disabled, or disadvantaged in the private market. By issuing Section 8 housing vouchers, HUD assists tenants by paying the majority of their rent to you (the landlord). In other words, you get a guaranteed check form HUD by the third of each month.

He teaches you the formulas to use when your buying multi-units to keep you out of trouble! $49.00
Find Your Life’s Freedom’s! Take Action Now!!

 Residential or Commercial

You can take advantage of Section 8 whether you prefer to invest in residential or commercial real estate. In fact, Section 8 housing can be single-family houses, apartments, condominiums, or duplexes. Many property owners elect to become Section 8 landlords because it provides them with dependable cash flow. And the city already has a list of approved tenants, so you don’t even need to advertise your unit(s).

 Better Quality Tenants

Research indicates that Section 8 tenants tend to:

Be better than average

Often remain in their unit(s) for several years, and

Are motivated to pay you their portion of the rent each month.

Sounds unusual, doesn’t it? Why is this?

 Well, in order to receive Section 8 benefits, individuals must undergo an application process through their local Public Housing Authority (PHA) office. There is generally a lengthy waiting process and in some cases it can take up to one year or more to receive Section 8 approval. Once approval is obtained, PHA places applicants on a waiting list–a list of people just waiting for a property like yours! (It’s important to note that you never have to get involved in the process of establishing the eligibility of tenants. This has already been determined before the tenant calls you!)

 Participants in HUD’s Section 8 program must be re-certified each year. And no tenant wants to lose their Section 8 status. This benefits you as the landlord. Not only will you have fewer hassles, but your tenant(s) has a motivation to pay you the rent on time or risk losing his/her eligibility!

Many Types of Neighborhoods

Ill-informed landlords believe that Section 8 property must be located in subsidized housing projects. Although some investors do go this route, this is simply not true. Remember: The program is geared toward low income people, but the participants can choose ANY housing that meets the requirements of the program. So if you own properties in middle-low to low income areas (not war zones!), the Section 8 program just might be your ticket to wealth!

 Section 8 Housing can provide landlords with guaranteed rental income and long-term, quality tenants.

John Dessauer has an awesome Multi-Unit CD Program to teach you the proper way to buy Multi-Units.  John is a multi millionaire and made his fortune off of residential commercial real estate.  His program sells way below other real estate guru programs and is an excellent program.  It is part of my library.  And it can be part of your library for $49.00

He teaches you the formulas to use when your buying multi-units to keep you out of trouble!
Find Your Life’s Freedom’s! Take Action Now!!

Real Estate Investing – Real Estate Investing involves forming a business entity as an LLC, Partnerships or Corporations.  I am not an attorney so if you are in need of legal advice, go hire an attorney.  The attorney’s fees are worth every penny if you are being sued you want your business protected.

I am amazed to hear from Wanna Be real estate investors who have spend thousands and thousands of dollars on real estate courses and have not bought one piece of real estate.  The issue is they are so wrapped up on starting an entity in Nevada it stops them from buying any real estate. (major roadblock)

My suggestion is to go buy your first piece of real estate or open up an entity in your state of investing.  Once your real estate empire is over one million dollars then go open up your entity in Nevada or talk to your attorney.  Look, attorney’s are expensive however, Let your attorney do there job!  Your attorney’s job is to protect your assets.  Don’t allow Asset Protection courses stop you from buying real estate! (people get overwhelmed and confused) 

Real Estate Investing is overwhelming at first; however if you take action on what you are learning along the way…its then becomes experience and knowledge. 

My first LLC I went to my attorney and had him draw up the LLC.  It cost me roughly around $500.00.  This was over three years ago.  Since then I have opened up four LLC all online.  It will cost you around $130.00 for the Articles of Organization. 

You can have your entity up and running within a couple of hours if you do it all on-line.

Real Estate Investing – Are you worried about your Retirement?  Are you like most Americans who lost their retirement in the stock market?  Somebody told me last weekend, if you are over 40 years old you will never regain your money lost in the stock market.

3 bedroom, 1 bath, garage  $35,900  (what a steal!)  1 year lease, brings in $500

http://serene.ewimultiplestreams.com/index.php?base=featured

 Email me and I will email you the pictures   ebay100chase@gmail.com

My parents are one of them who lost their retirement in the stock market.  My father for one thought I was crazy when I started to buy real estate 3 years ago.  Now, he thinks that I was very smart.  As a matter of fact, the passive income they lived off of for the last 10 years was a duplex they paid 10 years ago and they rented it out. 

$800.00 each month they received in passive income.  My mom always told me this was her spending money.

3 bedroom, 1 bath, garage  $35,900  (what a steal!)  1 year lease, brings in $500

http://serene.ewimultiplestreams.com/index.php?base=featured

I asked my father, Dad what if you would of owned 10 houses or duplexes and had them all paid off.  He looked at me with a huge smile.  Yes, Cindy, this would have been a wonderful strategy for retirement.

Well folks, you have the opportunity of a lifetime to buy cash flow real estate today.  Not tomorrow.  But today,  

No more Excuses

Go out and buy 10 houses out of the Indianapolis Market.  You can buy houses under $50K!!!  That’s Crazy!!  Get them all paid off or near payoff and your set for life!  This is a simple strategy for you if you don’t care to spend a lot of time investing in Real Estate.

Check out my web site and email me the properties you are interested in buying:  Buy today, tomorrow prices are going up again!!

3 bedroom, 1 bath, garage  $35,900  (what a steal!)  1 year lease, brings in $500

The author of this system, Andy Fuehl, was downsized and unemployed after devoting over 15 years to corporate America. Yet, he became a Millionaire in Less than THREE years as a result of using the accelerated subconscious reprogramming technology and specific strategies, behaviors, and beliefs of the ultra-wealthy that you’ll be using in this system.

Real Estate Investing:Are you looking to broaden your rental market horizons? The real estate market is currently prime for investors to purchase income generating properties. With the falling real estate prices and increasing foreclosure rates, real estate investors are not only considering building their property portfolio, but they are also looking specifically toward rental real estate opportunities.

Visit us for excellent cash flow Properties:

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Many individuals are unable to purchase their own homes at the moment or are being forced to move out of their current properties and into smaller, less expensive properties. As a rental property owner, learning how to capture the individuals within the marketplace will enable you to capitalize on the current market conditions. One important program to become aware of that will help you in your rental income goal is that of Section 8.

What is the Section 9 Rental Voucher Program?

This program enables individuals of low income households to find more affordable rental housing options. The program will often pay the landlord of the rental property a differential between the family’s household income and the fair market rent for the property. The program not only allows more families to find affordable housing options, but increases the openness of many landlords to rent their units to these individuals or families.

Visit us for excellent cash flow properties:

http://serene.ewimultiplestreams.com/index.php?base=featured

Real Estate Investing:  Now you have your Section 8 Tenant for your units.  What is the next step?

How will you receive your security deposit?

Back to Security Deposit!

You or your tenants need to find out what services are officered in your community with low income housing.  In my particular area:  We have Leaven, St. Vincent De Paul and Salvation Army.  Leaven will assist the families one time in a certain time period.

Tip:  Education in Real Estate Investing is critical to your success:  Join your local investment group or rental association!

I have a section 8 tenant moving into my property Feb. 1^st.  Leaven called me to inform me they will pay $400.00 towards her security deposit.  The full security deposit amount is $595.00 to rent this unit.  The tenant needs to come up with the balance of $295.00 prior to moving into the property. 

This tenant met with St. Vincent De Paul yesterday.  Their requirement is to step inside the property.  They don’t inspect the property.  They want to verify the funds are going toward her rent or security deposit by seeing the unit.  St. Vincent De Paul is a charity donation organization.  They don’t screen their tenants or ask for services in return for the monetary donation.

All of these organizations will contact you by phone to speak directly to you regarding the donation toward the rent or security deposits.  Leaven told me on the phone they will assist with $400.00 toward her security deposit.  However, the tenant needs to prove they paid the balance of the security deposit and received the keys!  I instructed her, I would contact her either Monday or Tuesday next week to meet her criteria of releasing the funds.

Tip:  Networking with other Real Estate Investors is crucial to your success!

Remember to order Zig Ziglar’s Goal Setting audio.  Its a small investment for you to learn how to write your GOALS for 2009 on real estate investing.  If you don’t have a path or direction for yourself then you will help someone else achieve their dreams and goals.  If this what you want?  listen to 3 FREE audio’s!

Without clearly defined goals, you simply can’t achieve the success you want! In Goals, world-renowned motivator Zig Ziglar guides you through a clear, beautifully organized ’success trip.’ Along the way, you’ll learn how to recognize and set your goals. You’ll learn techniques for finding extra time you didn’t think you had and for cutting down big goals to easy-to-handle size. Now you can take advantage of this all-important opportunity to write your ‘business plan for life.’

 Real Estate Investing: 

How many of these resolutions to you believe are actually maintained as the year progresses?

Past 1 week: 75%

Past 2 weeks: 71%

Past one month: 64%

Past 6 months: 46%

While a lot of people who make new years resolutions do break them, research shows that making resolutions is definitely useful. People who explicitly make resolutions are 10 times more likely to attain their goals than people who don’t.  (Interesting fact)  To become even more successful you need to write your goals down on a piece of paper.  Successful Real Estate Investors have goals written down on piece of paper.

Source: Auld Lang Syne: Success predictors, change processes, and self-reported outcomes of New Year’s resolvers and nonresolvers, by John C. Norcross, Marci S. Mrykalo, Matthew D. Blagys , and University of Scranton. Journal of Clinical Psychology, Volume 58, Issue 4 (2002).

Every new year, we make resolutions. It makes us feel like we’re getting a new start on life. We’re full of hope and anticipation for the upcoming year.

But it seems that every year the same thing happens. Within a short time, the enthusiasm and hope dissipates in day-to-day life. And there’s one more year that your New Year resolution has fizzled out. Then we feel deflated, sad and guilty; we broke our promises to ourselves. You may even justify your failure to follow through with a multitude of reasons… all of which you know could have been overcome had you had the right systems, strategies, and willpower in place.

Research shows that half of the people who make good resolutions upon the New Year have given up on them by the end of June. It doesn’t matter what their New Year resolution was — to lose weight, exercise, get more sleep, career advancements, an additional stream of income, or better money management.

Now, that was the pessimistic point of view. The optimistic view is that half of the people succeed!

Which Half Do You Want To Be Part Of for your real estate investing? 

 His voice radiates with enthusiasm when he speaks. I believe you will enjoy his Goal Setting audio’s as much as I do. He will help you achieve your dreams even if they are buried underneath the stress of your daily lives. Zig Ziglar will teach you how to bring your dreams back to life again. He did for me.

You need to invest in yourself for 2009 to get what you want out of your life in 2009. I listen to audio’s 4-5 times a week to learn new ideas or be inspired. Click on picture below to listen to 3 free audio’s samples. Enjoy!

Without clearly defined goals, you simply can’t achieve the success you want! In Goals, world-renowned motivator Zig Ziglar guides you through a clear, beautifully organized ’success trip.’ Along the way, you’ll learn how to recognize and set your goals. You’ll learn techniques for finding extra time you didn’t think you had and for cutting down big goals to easy-to-handle size. Now you can take advantage of this all-important opportunity to write your ‘business plan for life.’