10 WAYS TO BUY REAL ESTATE
WHEN YOU HAVE NO MONEY
Have you ever thought about how you could help improve your community and accumulate a real estate portfolio without a lot of cash or credit?
SKILLS VS. CAPITAL
First, believe in yourself, then invest in yourself. Acquire the knowledge needed AND then act on the knowledge by structuring real estate transactions. The main thing is not how much money you have but how much skill do you have.
SO, LET’S GET STARTED
Below are 10 conceptual ways to acquire real estate without putting up your own money and in most cases extract cash at closing.
Buy and get cash at closing using Standard PA with creative, but legal credits
Simply include maximum seller credits (3-6%), plus improvements (not repairs) and eliminate property tax prorations. This will minimize the Buyers cash at closing to only the down payment which can be offset by the Seller credit to Buyer for improvements at closing. This helps lift depressed values which is good for the community and the Buyer.
Join an LLC and Be a Borrower Not a Buyer
This is self-explanatory. The best time to accomplish this is usually before the Seller’s income tax return is filed. If for any reason a Buyer is unable to finance the transaction, it can unwind. Remember an LLC can join an existing LLC and a balance sheet from others can be imported in. Got that?
Structure a Tax-Free Joint Ventures
The participating parties form a new LLC or L3C. The Seller contributes the real estate, the Buyer contributes services such as a guaranty, property management turnaround services, brokerage fees or construction profits. Each party takes back an interest in the newly formed entity based on the value of their contribution… your contribution can very well be the Promoter if you are not a licensed real estate agent.
PURCHASE VIA A Bargain Gift SALE
This model is subject to Internal Revenue Code (IRC) 170 which is more than 100 years old. Experts say this is the most “Overlooked and Under Used” real estate tool. Bargain Gift sales are mostly used for gifting real estate, I use it for acquiring real estate. The first thing to find is a property with value or potential value over and above the price you are paying. The equity can be determined by running a proforma based on market rate rents rather than current rents. Remember appraisals are based on Market rate rents and standard operating costs. Form or joint venture with a 501c3 with the right, purposeful community objective. The 501c3 enters in a Bargain Gift sale agreement. The equity over and above the sales price is a charitable donation for the seller; the difference is paid in cash. The equity can often be 20% or more which if structured right can be the full amount of equity down to obtain financing. Please note: DO NOT TRY THIS HOME ALONE.
FIND A BEARD-BUY FROM YOURSELF
Find a deal you want with substantial equity. Put it in an LLC; Have your “cousin” or someone you trust be the resident agent or the manager or the Authorized Signatory. Buy from them. Do you need any further explanation?
REAL ESTATE FOR EQUITY – BUY TO BUY
If you have $10,000, it is worth exactly $10,000. If you invest $10,000 into real estate, it is worth whatever the real estate is worth. This acquisition theory suggest you buy or own a house and use that as a down payment using a 1031 tax free exchange of just an exchange. Under all circumstances you have to find the right deal with sufficient equity to accomplish your goal, this should not be too hard to accomplish. Structure the deal right and the real estate comes back to you.
USE PACE FINANCING
Did you know you can borrow up to 20% or more of the After Repair Value on a property and put it on the tax bill? This can act as your equity down on a property (and as an hedge against future tax increases). The balance can be financed under a land contract. This is perfect on vacant buildings looking for a Buyer. This will require some equity because PACE will finance roofs, electrical, plumbing, windows, elevators and parking lot drainage but not painting and interior improvements that does not impact energy.
BORROW AGAINST REAL ESTATE & CREATED CASH
If you are short on the amount of money you want to borrow, instead of putting more money down (or any money down) and taking a smaller mortgage, consider you or an investor putting the cash up as collateral and not as equity. When the property appreciates the lender can release the cash portion of the collateral. Under this scenario you can borrow the cash against the real estate, but you must show the cash first... Got that?
USE FEES BROKERAGE, DEVELOPMENT, CONSTRUCTION AND LEASING
Good news! Lenders will accept as equity, legitimate fees earned, provided the fees are reasonable. Make sure that you separate the fees from the down payment. The fees simple reimburse you.
LEVERAGING REAL ESTATE WITH PARTNERS USING PARTICIPATING PROMISSORY NOTES
A Participating Promissory Note allow the holder to share the upside in the real estate. It can be for services rendered or funds advanced i.e. You find a deal and get your “Cousin” to use his balance sheet to get financing (of course, with little or no cash investment). They He can own the asset 100%, but you can share the cash flow and upside including resale.
ARE YOU READY?
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