Hot Tip! Your creativity can be a bigger financial resource than actual money; to the point where you don’t even need money or conventional investment property loans. Think about it, no money (at least not your own) and no credit, just words and imagination – it’s like one red paperclip, you know the kid who traded from a paperclip to a house in a year? Except not nearly as difficult.
If he can do that, you can do this.
Hang on to your eyeballs, because my primary method of funding deals might shock you.
Here it is.
FIRST, I look to the seller to provide financing for my deal as opposed to getting a conventional investment property loan. Typically, this is referred to seller financing or seller carry-back.
Listen up before you fry your brain.
There are endless ways to creatively finance a deal (See 9 different ways here), but before you craft your numerical masterpiece, you’ve got to first know WHAT the seller needs and WHEN they need it.
You’ll also need to know:
How much money they owe on the property, and if the payments are current.
After you’re firm on those items, you can get to work massaging terms to see how they can help you help them.
The three scenarios you’re likely to encounter are:
1. FREE & CLEAR PROPERTIES
If they own it free and clear, and they’re open to seller financing, then that’s an easy deal.
But wait! Why would someone want to take payments instead of cash out?
Well, maybe they don’t want to be landlords, but they’d like the cash flow. Maybe they’re old and have no use for a chunk of money but would rather live out their days in extra comfort. Maybe they don’t want to pay the taxes on the whole amount. Who knows?!
The reason doesn’t matter, either. I can tell you there are more reasons than you can conceive of, so stop trying to figure out why they wouldn’t finance the sale, and just ask.
Hot Tip #2: Don’t waste your time trying to figure out why a seller won’t finance your deal and focus on figuring out why they will.
2. EXISTING LOANS
The property won’t always be owned free and clear. If there’s a loan in place, my first choice is to leave it there and transact what’s known as a ‘subject to’ deal. Subject to means I take ownership subject to the existing loan. At the end of the transaction, I’m on title but the loan remains in the seller’s name.
Essentially I’ve become their loan-sitter. I make the payments on time and in full, and I’m free to flip the property and pocket the profit or rent it out and hold on to it for cash flow.
“Why would a seller let me be on title while they’re still responsible for the loan?”
Remember! Don’t try to figure out why they won’t, but rather focus on why they will.
3. THE LOAN AND THEN SOME
Sometimes the seller wants cash above and beyond the existing loan. In those cases I look to the seller AGAIN and present them with the option to carry back an additional investment property loan. (Snazzy eh?)
If they agree, you can either keep the loans separate, i.e.: pay the bank and pay the seller. Or, my preference, wrap them into one using a third party servicing company who then distributes the payments to each lender accordingly. It’s tidy, it’s simple, it’s safer, and it’s my first choice.
Listen, the more I creatively fashion deals involving the sellers, the less money I use. But, understand it’s a SKILL. It takes patience and PRACTICE to develop. You might self-combust in the beginning (not really), but stick it out because it’s WORTH it.
Not everyone has the ability to make money appear from the words they speak, but those who do can be found sipping fruity cocktails on remote beaches whenever they feel like it.