Creative Real Estate Investing

No Money Down

Special Report: How To Buy Property With No Money Down

If you have ever watched TV after about 11:30 at night, you’ve seen
people talking about courses on buying real estate with no money down.
They show vacation paradises, gorgeous girls, fancy cars, and huge
mansions. All of this is promised to you if you buy their course on
making a million with nothing! If you want you can spend “only three
payments of $99.99″ to find out about this exciting area……OR….I’ll
just tell you for FREE!

One thing I must mention first, however, is that ANY information,
combined with NO action, produces NO result. If I came over to your
house and showed you everything in person and answered all of your
questions, and then you did NOTHING…..it was a waste of time. Yours
and mine!! On the other hand, if you combine information with hard
work, persistence and, most of all, GUTS, you will be successful,
whether you buy the courses, read the books for free at the library, or
get the information from me, right here!
I mentioned GUTS because there’s a price to be paid for everything. If
you had a million dollars, you could buy an apartment building without
hardly any difficulty. Just pick out one that you liked, had a good
return, and passed a building inspection. If you DON’T have a million
dollars, what are you to do? Well get ready for some hard work,
searching for the right deal. Get ready to have a whole slew of offers
rejected, and maybe even laughed at. Get ready to hear some pompous
real estate agent tell you (as one told me) “Son, I’ve been in the real
estate business for thirty years now, and let me tell you, there’s no
such thing as a no money down deal.” Get ready to work on a deal and
spend time on it only to have it collapse.

You’re going to put in your down payment in the form of “brain sweat
equity”.
You’re going to pay by acquiring more knowledge than others in the area
of creative real estate, and by searching long and hard to find
MOTIVATED sellers, ones who want to get rid of their properties
desperately and therefore are willing to help you out. Most of all,
you’re going to pay by enduring the inevitable “start-up glitches” that
ANY business or enterprise has. If it was easy to do, then everybody
would be doing it, and there would be no properties left! It is this
difficulty that makes it EASY, once you know what you are doing!!

OK, so here we go, but first you need to know ONE thing: IN REAL ESTATE
EVERYTHING IS NEGOTIABLE!! Let me say that again, because it is the
linchpin of the way creative real estate works–in real estate
EVERYTHING is negotiable! What does that mean? Are there any
boundaries? NO!! Can you get someone to carry an agreement for sale
for 25 years with little or no money down and no credit check? YES!!
Are there ten ads in the paper offering just such an agreement, or one?
Probably none! What does that mean? EVERYTHING is negotiable! If you
find a motivated seller, one who is paying every month to own that
property, one who doesn’t have the skills to fix it up, one who moved
out of town, or the country, then he MIGHT go for it! Notice that I
did not say WILL go for it, but MIGHT!

Think of yourself when you had a car that you wanted to get rid of,
because it was a piece of junk. If someone approached you and asked
“how much?”, you’d say “$1000, firm”. But you knew deep inside that you
just wanted to get rid of the headache!! And if you ever had to wait
for a month or two with no one buying your car, suddenly you were not
quite so firm on the price! And if the alternator had to be replaced
before the car could run, pretty soon you just wanted it OUT of your
hands!! NOW, you’re ready to accept monthly payments, maybe hold
something as security, etc. You just want it GONE! It is the same with
real estate properties! They go from being our pride and joy to an
albatross around our necks–then we’re ready to do WHATEVER it takes to
get rid of it!

These people aren’t going to jump up and down and say “I’m willing to
take a no money down deal for my property”! They are going to be
depressed, just like the fellow with a clunker in his back yard, sitting
there for months. They are going to need some convincing, but if you
find the “DON’T WANTER”, the most difficult part is done! Then you make
offers, look closely at each property to see if you can make a go of it
(that’s a whole other report!) if you can get the property–sometimes
you don’t want it either! Then it is just a matter of making offers,
either in person, or through a realtor, until you find someone who is
ready to deal. The first time is the hardest, because no matter how
many times I tell you (or the TV guys) that it CAN be done, you are
going to think “not for me, not here in __________, not any more, not
with my areas laws and zoning regulations, not with my personality, not
with my brains, etc.” Don’t you believe it! Look at all the people in
the TV commercials-all types and shapes-they have ONE thing in
common–they went out and DID IT!
ALL IT TAKES IS GUTS AND PERSEVERANCE!!!!!!!!!!!!!!!!!!!

Here’s the “stream of consciousness” of ideas on how to buy with $000.00
down, but keep in mind the whole time that IN REAL ESTATE EVERYTHING IS
NEGOTIABLE!

1) The simplest way to buy with no money down is to get the seller to
carry an agreement for sale. Monthly payments for 25 years are possible
if the seller has no need for the money, and can be convinced to get his
6,7,8% return secured by his house instead of buying a 4% bond.
2) If you have good credit and want to put no money into a property,
try a first mortgage, Vendor carries a big second for remainder. Seller
gets , say 75%, and carries 25%.
3) Again with good credit, try first, smaller 2nd, and a Personal Line of
Credit for remainder–especially if the gap is only $10-15,000. This
can even work for low priced properties where the first mortgage is
combined with a PLC for the remainder–be smart enough to go to another
bank for PLC and tell them that you’re going to make an invstment with
money–and don’t tell ANY bank that you’re doing a no money down deal!
4) Payment over time-seller wants $5,000 down, for example. How about
$400 per month for a year? You’re still paying it, but over time-maybe
the property will generate enough extra money to pay this!
5) Back taxes-I’ve done deals where I’ve taken over back taxes due–you
can pay them off at your own speed, within reason!
6) Free rent-I’ve done deals where the seller had office space in the
building and took 2 years free rent as down payment! Can also work for
multi family.

7) Upon closing there are adjustments for that months rent–close on the
2nd or 3rd to maximize this-and for damage deposits, taxes to be paid
for the period owned by seller, utility bills to be paid, etc. These
can add up to a large amount!
Since the bank starts mortgage payments one month from closing, simply
by paying an interest adjustment of 2 weeks allows you to use the first
months rent and apply the second months rent to the mortgage payment.
9) Borrow on insurance policy, stocks, bonds, mutual funds, etc. If you
allow the bank to secure the collateral they will be very accommodating.

10) Rack up your Visa, Mastercard and American Expres cards. A bit
crazy, but I assume its a great investment!
11) Borrow from friends, relatives, boss (holiday pay?) Maybe even cut
them in as partners!
12) Partners are a surefire way to get accepted for big bank loans,
create enough down payments, etc. Always look for people who are
interested in this area, and ask them what prevents them from buying
investment properties. If its time, expertise, etc–then you have a
fit! All that’s preventing you is money—and you have found this great
property haven’t you?
13) Syndicate a group of people–say 9 investors and you get the last
tenth for putting together the project–they will provide the financial
strength for the loan, and maybe even the down payments! Anything is
possible, remember? This is a lot of work to find these people, but
VERY lucrative! Start with dentists and doctors, lawyers, everyone that
you deal with!
14) Rent to buy–maybe you make payments for 3 years and then have built
up the downpayment–meanwhile the property can go up in value, rents
rise, and so on.
15) Option to buy–Seller keeps title and gets all revenue. You simply
pay a sum for the right (make it REALLY legal!) to purchase the property
at a certain sum in X years. There could be a trade for this option,
example trade an item or service for the option.
16) Lets make trading an item or service for down payment its own idea!
17) Foreclosure property–maybe just before it goes into foreclosure you
offer to keep up the payments and give seller SOMETHING, SOMETIME for
his equity. (In a short while he’s not getting anything!) Lots of
work, lots of books and announcement services available.
18) Fix up damaged property–work deal with bank–example: as is it’s
worth $75,000, with clean up and fix up its worth 100,000–bank offers
75,000 mortgage based on future value–you have to do fix up–similar to
sweat equity.
19) Lease property (ie an office building) from owner and sub lease it to
tennants–must be very legal and usually needs strong rent up effort!
20) Pay someone to cosign for a loan
21) Get realtor to carry his commission as a note–they HATE this, but if
its needed….
22) Balloon payment–nothing down, balance due in three years
23)Private money from mortgage brokers–ask them about it! High rate of
interest, but…
24) Refinance property either before you assume it, or after
25) Find a partner where he takes writeoff for negative cash flow and you
manage property–this can even work with buying your personal
residence–investor is happy with $200 per month negative cash flow in
return for your taking care of property, always a tennant (you) and
investor splits profit when selling.

That’s going to be enough to start some gears running in your head. The
most important part is to keep trying, and to be creative. Combining
parts of one idea and another, and always probing for what the seller
wants will lead you to solutions. Always probe for ways to make both of
you happy. Everyone wants all cash, right now–not everyone gets it!
Think of the junker car in the back yard and look for ways to HELP the
other person–they want to sell!

Most of all, keep looking! It is not a failure on your part if someone
is clinging to the hope that they’ll get a certain price, or certain
terms. If they can-great!! If not, check back in a few months. Many
properties are still sitting there and with a MUCH more receptive seller
after they have the property “sitting in their backyard, rusting” ( or
racking up negative cash flow and maintenance and property management
headaches). Try and try again!

Here are a couple of helpful websites that may give you more information:

Solvency International

I.R.E.D. – International Real Estate Digest

Lastly, I’ll suggest that a potential investor bookmark the Monopoly
Investment Properties website at INVEST.TJ
Check back for new info and more opportunities, network with other investors,
ads can be used to signal what you are looking to find, partners wanted,
etc. Go to your public library for more real estate and business information. Keep
your mind working and searching–keep looking for properties and more
information–one idea can be worth a fortune to you –go to seminars
when they come to your town–and the total adds up to the “Eureka!”
screamed in the middle of the night.

Buying with a low down payment is obviously much easier than buying
with absolutely nothing down, so be sure to save up your money to make
it easier for you. Even a no money down deal can require cash for legal
fees, closing costs, etc.

Best of luck!

PPS – If the ordeal of being rejected over and over again becomes too much, Monopoly Investment Properties specializes in making it EASY, setting up 100% (or close to it) financing, legals, property management, and even providing a selection of properties from which to build a portfolio that will provide a retirement income. Find out more here!

Creative Real Estate Investing

Any trip to Belize starts fantasies of owning a beach villa, or a jungle resort. There are a lot of North Americans in this English speaking, former English colony.

Belize is known for its reef, the second largest in the world, and the fantastic diving that goes with it. Even beginner divers have heard of the Blue Hole, a famous diving spot. Ambergris Caye, “La Isla Bonita” in Madonna’s song, is the main tourist spot.

Along with tourist shops and T-shirt shops, there are real estate shops on the dusty roads of San Pedro on Ambergris Caye. Belize prices can range from as low as $5-10,000 for a beach lot in Corozal Town, a sleepy border town, to much higher prices for properties on Ambergris Caye. The southern resorts like Placencia are somewhere in between, price-wise.

There is lots of online assistance available. Gringos resell their properties, and locals sell to gringos, often through real estate agencies. You can contact a local real estate agency when you are in Belize, or simply scour the listings online.

If you keep in mind the old “buying swampland in Florida” tale, you’ll realize that you simply MUST visit and see for yourself ANY property you buy. You’d take a $2,000 car for a test drive and kick the tires, wouldn’t you? Then why would you make a $100,000 purchase, sight unseen?

Oftentimes the most important part of a purchase like this is YOUR enjoyment – you can buy purely for investment purposes, but will get an additional bonus of sunshine and relaxation if you LIKE the area, WANT to travel there, and VISIT your property to keep an eye on it or stay in it.

As more and more North Americans travel, and with the ease of getting to Belize, and its English speaking, safer roots – there will be more people looking to retire and visit Belize. This should be a continuously appreciating investment with good rental prospects, if you do your home work!

Belize Real Estate

As Bulgaria has just joined the European Economic Community in 2007, many investors are looking to see if there are real estate bargains to be had there.

Other countries have had a big run up before and shortly after joining the European Economic Community. Bulgaria’s prices for commodities are amongst the cheapest in Europe, and if you can find similarly priced property values, you could do very well.

Most people will want to look at Black Sea properties, or in ski resorts like Bansko, but the real deals are to be found in the interior of the country, in rural areas. In a recent visit properties on the Black Sea were fully priced, but inland properties could be had for 5-15,000 Euros – cheap!

A unit in a residential area of a city like Varna will not generate anywhere NEAR the revenues that a Black Sea resort property in Golden Sands will.

There are many online companies offering pre-construction, or off-plan opportunities as well as completed units. Property management is easily available as well.

Discover one of Germany and England’s favorite holiday destinations.

Make sure to do your homework though. All sellers will make the property they are selling seem easy to buy, easy to rent, and headed for the moon! Different areas have different appreciation prospects, and rental prospects as well.

Most importantly, you must VISIT any property that you wish to purchase. You’d take a $2,000 car for a test drive, so why would you make a $100,000 investment, sight unseen? Because its “going fast”?

With the recent run-up of properties all across Europe, Bulgaria, just escaping the grasp of communism, appears ripe for property appreciation.

Bulgarian Real Estate

Mexico is CHEAP! But its getting more expensive. As property values rise, especially in resort areas, investors wonder how they can profit from this.

Compared to major US cities, Mexico is still very very cheap. But compared to 5, 10, or more years ago, values have really risen.

There are some particulars to pay attention to with Mexican property purchases. For instance, Mexico forbids foreigners from owning land in resort areas. This is worked around by shares in a development, partnerships, or strata arrangements.

Foreign ownership is limited only in the “restricted zone,” land located within 100 km of the Mexican borders, and within 50 km of the coastline.

Instead, a real estate trust must be set up to hold title for the foreigner. Since foreigners are not able to enter into contracts in buy real estate, they must have a bank act on their behalf, much as a trust is use to hold property for minors because they also can not contract. Potential buyers should always get advice and have all real estate transactions overview by a licensed Mexican attorney.

Mexican real estate transactions are not carried out in the same manner as United States real estate transactions. The buyer must retain professionals to assist in the transaction. Mexico has yet to regulate real estate transactions. Real estate agents and brokers are not legally licensed in Mexico. Consequently, a foreign buyer cannot always depend on the normal safeguards that would be applied to real estate transactions in the United States. The old saying “let the buyer beware” is very appropriate. Anyone can set up a real estate company in Mexico. There are no special requirements or brokerage licenses to obtain. A would-be real estate agent merely has to establish a Mexican corporation, obtain a work visa, and he is in business.

As a rule, a foreigner should assume nothing. Was THAT enough of a warning to make sure to get good legal assistance in your transactions??

The best part about investing in Mexico is the proximity to North American investors. You can vacation and view your property, even stay in it if it is not occupied. Mexico has become North America’s playground, so it is likely that you would return every few years.

Anywhere in Mexico that there are tourists, there are vacation properties and property management companies. And realtor’s to re-sell your property when you wish to take your profits!

Your best bet is to travel to Mexico, find an area that YOU really like, and will return to again and again, happily. Then you get a two fold benefit from your investment – it draws you back to your version of paradise as well as hopefully making you money!

Mexican Real Estate

Looking to buy a house?

Wierdly, it all starts with a mortgage broker. They are able to look at your finances, and give you an idea of how much of a downpayment and how much of a mortgage you qualify for – in other words, what you can spend! The reason for using a good mortgage broker is two fold – one, they shop your mortgage around, getting you the best rate, terms, or amount financed. Second, if you need help qualifying, or getting more money – they can offer to find private money, second mortgages, etc – this service will cost you money – a normal mortgage won’t.

Now you have a number that you can look at – consider that a range – if the broker says $300,000 – look from $250 – $350,000, at least in the beginning. Also take a drive to different areas – for the same amount of money, you will get twice the house by commuting from outside the city, for example. It is up to YOU and what you are comfortable with to decide if you are willing to trade off daily driving time for a newer, bigger house.

You have to really examine what you want at this point – a downtown condo where you walk to work, versus a suburban townhouse with a 30 minute commute, versus an fairly big house, but an hour travel every day, to and from work. No one but you can decide your priorities. Quality of life comes in many different forms!

Here’s where a realtor can come in handy – they can send new listings, often before they are commonly known about – they can direct you to different neighborhoods – better schools, lower crime, easier to commute from, etc – they know their areas!

A GOOD realtor will feel like he or she is on YOUR side – not pushing you to buy every listing, but guiding you towards happiness – you’ll spend at least 5-10 years of your life in your future home, maybe much more!

If you have your financing all set up, down payment arranged and waiting, you’ll be able to move quickly when you DO see something that you like. When it looks and feels like home – you’ll want to get it! The urges of bargaining and trying to chisel a few thousand dollars off the price of the home quickly fade to urgency once you’ve made an offer on a home, and lost it due to more aggressive bidders, or even the seller backing out of the market, taking your dream home with him!

Different markets have different urgencies, however, and keep in mind that the fellow on the other side wants to sell his home as much as you want to buy it – work out a mutually fair deal – you’ll have a very good idea of relative values if you have looked at 10-20 different home in several nearby areas.

If it is a sellers market, you may be forced to move quickly, paying full market value, or more! If it is a buyer’s market, make sure that you get the concessions that you wish – maybe work on the price, have them throw in furniture, or carry financing in the form of a second mortgage. In a balanced market, you will have a back and forth negotiating, where they are not desperate, nor are you.

It may take making offers on several properties to get what you want – and you may be very happy that you ended up with the second or third home, especially if your circumstances change – ie having more money for a downpayment or to carry financing. Even with money being constant, a new property can come on the market that is perfect – so don’t get too attached to ANY property – just like in dating, there is another one – and literally thousands more, coming around the corner!