Many people obtained low-interest adjustable-rate mortgages (ARM) a few years ago and now those ARM’s are re-setting to much higher interest rates, increasing homeowners’ monthly payments;sometimes to levels they can no longer afford to pay.

These are great opportunities to snap up homes on the cheap, but you will need fast money to buy these properties. This is where “hard money” loans come in. They require no income or credit verification. The loan is made based solely upon Loan-To-Value ratio of the property (LTV).

Hard money lenders generally will lend up to 75% LTV. That is 75% of the appraised value of a property. So if you are shopping for wholesale bargains to “flip” these lenders will allow you to purchase the property and obtain some extra cash to do necessary improvements to the property. In Michigan, hard money loans are made only up to 50% LTV due to the especially difficult economic climate in that state.

Hard money loans can be obtained quickly, usually in a week or two. This is important because many “bargain” properties are going to be obtained at auction. Auctions usually require the purchaser to make a non-refundable deposit of a percentage of the auction price when they win the bid. You will then have 30 to 45 days to pay for the property by obtaining a mortgage loan. Conventional mortgages can sometimes drag out past 30 or 45 days before closing, and this would cause a buyer to forfeit his deposit on the auctioned property! Not a good thing, obviously.

Unless you are a wealthy investor, hard money loans are the way to go for most buyers. Find a good mortgage broker to work with. Mortgage brokers act as a middleman between borrower/buyer and a multitude of different lenders they have established relationships with. They charge fees as “points” at closing of the loan. A point = 1% of the loan amount. Often these closing costs can be wrapped up into the new loan balance. Your only out-of-pocket cost will be to obtain a current property appraisal.

Most hard money loans are made by private investors, not banks, so using a good mortgage broker is really the only way to go. They will be your partner in your real estate investing for years down the road.

__________

It’s no secret that real estate values have drastically decreased in recent times, which has left many homeowners in a position where their house is worth less than their mortgage.

This is partially due to the relaxed lending practices that occurred in recent years, which allowed many borrowers to obtain low-interest, adjustable-rate mortgages (ARM) – and now that these ARM’s are re-setting to much higher interest rates, they’re finding that they can no longer afford their monthly mortgage repayments.

For those savvy people who are interested in investing in property in Michigan, this situation is creating incredible opportunities to buy investment properties – specifically Detroit Investment Properties. In order to snap up these bargains, however, you’ll need access to fast money, which is where Hard Money Loans come into the picture.

Hard money lenders typically lend up to 75% of the Loan-To-Value (LTV) ratio; thus, is a home is appraised at a value of 0,000, the lender will generally be willing to lend you up to ,000.

In Michigan, real estate values have taken a big hit and the economic climate is particularly difficult, so as a result, hard money loans in Michigan are generally only available for up to 50% of the appraised value of the home. But there ARE exceptions. We work with a lender that is lending 70% – as long as the homes are in the right parts of Detroit. Beyond that, there are SO many deals right now that it is VERY possible to pick up a house for less than 50% LTV – in PERFECT condition.

With these types of transactions, time is of the essence, as many foreclosures and bargain-priced properties are sold at auction. For this reason, you need to having your finances arranged prior to bidding, as auctions usually require that you make a non-refundable deposit, equal to some decided percentage of the auction price. You also need to settle the transaction within a specified time frame of around 30-45 days, and if settlement is not achieved within this period, you risk losing your deposit.

If you’re interested in sourcing a hard money loan, Your best bet is to work with a wholesaler. A “wholesaler” is an investor that negotiates good deals on investment properties and makes a small margin when they sell the property to another investor.

The important thing to remember is that most hard money loans are offered by private investors, not banks, so the loan process can be very different to conventional lending applications. Using a wholesaler who has experience with this type of transaction is your best bet, as good ones have established relationships with people that do hard money lending every day. Specifically when you’re new to something, referrals are the best route to go. If you can find someone who has a lot of experience with Michigan Investment Real Estate, chances are they’ve used a hard money lender a hundred times. Follow the track record.

Pro forma income statements are generated by looking at the financial performance of the rental property the year before and then using a variable to make projections into the future.

For example, if last year’s income was ,000, the operating expenses ,000, and the net operating income was ,000 (,000 – 12,000), and you would like to determine next year’s net operating income in the event revenue increases 5% and operating expenses increases 4%, you would compute as follows:

Revenue (next year) less Expenses (next year) = Net Operating Income (next year)

Revenue (next year) = ,000 + (30,000 x .05) = ,500

Expense (next year) = ,000 + (12,000 x .04) = ,480

Net Operating Income (next year) = ,500 – 12,480 = ,020

In other words, now you know what net operating income (NOI) you can expect the property to generate in the event that next year, the property’s rental income increases (inflates) 5% and its operating expenses increases (inflates) 4%.

This is the essentially the pattern for each year in the proforma, starting with the end of year one and extending out through the end of year ten (i.e., EOY1, EOY2, EOY3, and so on up through EOY10). This year’s data is inflated by some variable to compute next year’s data.

Moreover, its exactly the same way the computations are made each year for the other returns such as cash flow before tax (CFBT), cash flow after tax (CFAT), sale proceeds after tax (generally requires an inflation rate for property value), cap rate, return on equity, and other returns provided by your specific proforma. Rates of return are recalculated annually according to the changes made to the property’s income, operating expenses, and resale value.

How do I create a proforma income statement?

1. Software You can invest in a real estate investment software that will automatically create a proforma income state for you. Bear in mind, however, that software solutions tend to vary and whereas one might include computations for tax shelter, another might not.

2. Manually You can use an Excel spreadsheet to create a Proforma Income Statement. In this case, it helps to have some knowledge of Excel, and you should allow yourself several hours to create a good proforma.

Regardless, whether you turn to real estate investment software or a spreadsheet, here are a couple of important considerations to keep in mind about your proforma.

1. Consider what you are seeking to accomplish with the proforma. To analyze cash flow and other performance measures that result from changes to variables such as income, operating expenses, and property value over future years.

2. The pro forma is just an estimate (a guess). Do not rely solely upon a proforma income statement to make your investment decision.

3. Though a proforma can be constructed to reflect any number of future years, it is speculative, therefore you might not want to project out further then ten years (I normally don’t).

4. Be sure to use realistic numbers. Start with the current income and expenses and inflate them annually by a reasonable amount. Don’t inflate income 10%, for instance, when 2-3% has been normal for your market over the past several years.

A proforma, as stated earlier, is a good way for real estate investor’s to analyze the future financial performance of investment real estate. Whats more, because it does look into the property’s future performance, a pro forma makes a good report to present lenders.

Here are 5 things as suggested by Samer Kuraishi,  to make sure of before purchasing investment real estate.

1.Purchase at Max 70% LTV – According to Samer Kuraishi, total cost of purchase, fees and any repairs must be a maximum of 70% of the current market value of the property. To do this you must get a lot of deals in your pipeline and cherry pick only the best ones. It is a numbers game. In some areas you can find deals at 50-60% LTV.

2.Rents are 1% of purchase – Samer Kuraishi also suggests that, a property that rents for 00/mth should be purchased for no more than 0,000, or rents are 1% of purchase. In some areas you can find great cash flow by purchasing where rents are 1.5-3% . If you are interested in purchasing a property to rent,Samer Kuraishi at A-K Real Estate has hundreds of listings that are at your disposal.

3.Have multiple exit strategies – Our Mr. Richard Balles at A-K Financial, our partner company, provides many different options that you can view with a specialist.  With equity, cash flow and flexible financing you can sell at retail, sell to an investor, wholesale, seller finance a sale, lease option, rent and hold, refinance, possibly sell the note, sell the entity holding title to the property, quick claim deed the property to transfer title, etc, etc. Our Mr. Richard Balles will provide you many options to make our deals successful and can withstand worst case scenarios.

4.Do thorough due diligence – Our company lives up to its reputation.  We are known for our extremely thorough due diligence. Inspections, CMAs, multiple rehab bids, etc. No if ands or buts;  due diligence will confirm that you have a great deal.

5.Consult experts – At A-K Real Estate, Samer Kuraishi has mentors, associates, agents, contractors, local experts, all at your convenience.  Feel free to contact us by phone, stop by the office, check out our websites, or send us an email.

The main goal when investing in real estate is to use less or not even a single cent of your own money to finance your investment.  The means for real estate in 401k to work is to make a loan against it so that you can use it to finance a portion of your investment. It is more like a short term loan that you make against yourself and you will get the amount you loan when the deal closes, and then you will still be able to pay it back without really affecting your 401k. This means you will be able to have the funds you need that does not come directly from your pocket. And you will just have to pay it back yourself when you finally get your much awaited return.

When you invest real estate in 401K, you should understand that there is a cap on the amount that you can borrow and it’s usually about fifty thousand dollars. But it can be less, depending on how much money you have in there. One more thing you need to know is that it is not eligible for the mortgage interest tax when you buy a real estate this way. And if you will use this to fund any of your real estate deals, you should be aware that there are no tax benefits to this.

Another alternative is to put money into an IRA or individual retirement account. Well that is if it’s allowed because some are not and you will receive a penalty if you will find out that you moved your money from your 401K. But if it is permitted, you will have more flexibility on what you can do with the money. The basic purpose is to borrow money fo a short period of time. Just take the remainder profit and it is critical to pay yourself back.

There is also a less risky way of investing real estate in 401k if you are worried about it. There are those that offers real estate investment trusts and they consist of companies that buy and sell real estate. The one that will do investing are the trust companies so this will only require less work on the part of the investor.

So there you go, these are few of the things that you have to know about 401k’s benefit when it comes to investing in real estate. Most people does not know of the existing opportunity. It is just another alternative of getting an access for an investment fund by using little or none of your personal money. Yes, there are risky ways but you still have a safer bet that you may look into. So it is up to you on how you will use these opportunities to your own benefit.

Once you choose a property, you’ll need to make it your own in terms of improving your investment. If there are repairs to be made, you’ll need to make the repairs or hire someone who is qualified to make the repairs for you. If you’re lucky, a few coats of paint and some decorative touches can transform the property, but some minor repairs may be necessary. You may also need to consider landscaping and outdoor repairs so that you can get the best rates for your property. Sprucing up the outdoors will make the property look more inviting and it can also help you to grow the value of your property over time. Once your property is ready to be rented, you’ll be able to start reviewing rental applications for year-round residents and requests from vacation renters. Successfully managing your property will help you to produce positive cash flow in the present and grow your investment for future returns so that your initial cash investment grows by leaps and bounds. If you take care of your property and choose the best tenants, you’ll be able to have a successful.

Author:

The primary motive for real estate investing, of course, is the money. Wealth is the essential reason why people invest in real estate, and typically the first thing people think of when they consider owning investment real estate.

One of the advantages of owning income-producing property is the considerable income generated from rent when a property is purchased and then subsequently managed correctly. If a real estate investor doesn’t overpay for a property, keeps expenses down, the property rented, and the building well maintained, a real estate investment can generally make the investor money, even while they are sleeping!

Notwithstanding, there are factors that can cause a real estate investment to lose value. Moreover, it can have a drastic effect upon the rental income property’s ability to generate profitability, despite the investor’s efforts.

Okay, let’s look at undoubtedly the seven worst contributors to the deterioration of rental property value.

The community surrounding the income producing investment property can change in a variety of ways that can adversely affect your investment property. Increasing vacancy, for instance, can lead to reduced rents, which in turn means reduced maintenance causing building deterioration, in turn causing the whole neighborhood to slip into decline and therein triggering a domino effect that simply compounds the problem.

The nearby construction of facilities such as prisons, sewer treatment plants, and airports will also likely have an adverse effect on the area. Also, perhaps more subtle and slower in coming, is a decline due to increased crime, perhaps resulting from an adjoining neighborhood spill over.

The impact of being directly under the flight path of airplanes, construction of a major highway or intersection can limit access to the property, cause noise and dirt by the construction and all this can have a negative impact on the property’s ability to attract and keep tenants. The end result may be an increase in your investment real estate value, but construction and major works can take up to a year or more and during that time you could expect your property investment value to drop.

Governmental controls and regulatory changes to zoning can adversely impact real estate investment properties. Real Estate investors that purchase raw land for development, for instance, can see their plans grind to a halt because of a building moratorium or anti-development sentiment. All of which results in downturn in value.

Whether its electrical wiring, hot water systems, plumbing, paint or floor coverings, sooner or later it will require maintenance and/or replacement.  Obsolete fittings and fixtures can reduce the value of your investment property if they are not properly maintained.

Two major factors of supply and demand cause real estate values to go down.

a) The first is oversupply. For example an oversupply of units is when there are more units available to rent than there are tenants to rent the units. In this case, the market can decrease quickly and stay down for a long time because there is a glut on the market.

b) The second is Tight Money. This means less availability of long-term financing from lenders and therefore less qualified buyers for your rental property if you decide to sell.

A run-down property in the neighborhood, if left unchecked, could drive down the values of all adjoining properties. A deteriorating property, whatever the reason, will have an adverse effect on your real estate investment.

Highly motivated sellers may reduce a property to a bargain basement price and smart investors watch for property owners who must sell to take advantage of the owner’s strong motivation to quit the property. Always try to avoid ever reaching the moment when you are forced to sell.

This is how this business, known as wholesaling houses, is done. You earn small profits from deals. Therefore, it is a numbers game. The more deals you close in less time, the more checks you get to cash from the bank. And while the profits here can be as little as ,000, they can go up to ,000 in some states. It actually depends of the value of the property. So exactly how does this real estate investing method work?

To invest real estate through wholesaling houses, you need to look for two persons: a motivated seller and a motivated buyer. You will basically help the two parties find each other. For your efforts, you will earn an assignment fee. As to how fast you can close a deal, that will depend on how fast you can find the two people you need. If you can search for them in a week, you get your check in a week. If you struggled a bit and found a seller and buyer after a month, then you get your pay check after that. Payment in this real estate investing method will depend on how good you are with it.

Once you find a seller, what you need to do is to place his property under contract. Generally, you must choose properties that are vacant and boarded up. Choose those that also have signs of neglect. The logic behind this is that you will try to “purchase” the house for a low price. When the property is not in a good condition, chances are the owner is in some sort of financial trouble and therefore, in a rush to sell the house. Once under contract, simply assign the contract to a buyer. When you invest real estate through wholesaling houses, you will usually have rehabbers as buyers. Rehabbers are investors who fix and then sell cheap houses.

Simply repeat this procedure and your “small” profit of ,000 will grow to ,000 before you know it. Want to know where to start? Go to Rehab-Real-Estate.com right now.

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Step 1 is always to determine the fair market value(FMV). As a real estate investor, you can always buy properties at the FMV. My question is why would anybody want to do that? Through careful selection, you can always find properties that are priced below FMV, regardless if they are existing or if they are a preconstruction project. The best way to determine FMV is to work with someone already familiar with the area or determine yourself through local websites showing recent sales histories.

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In days of booming real estate, you would think that selling a home shouldn’t be too much of a task. And if it’s going to be that easy then why not do it on your own and save yourself on thousands of dollars in commissions. Well, you would be right in thinking so! Selling a home on your own has become much easier these days compared to earlier and it’s something that has been done successfully in the recent past by many homeowners. Nevertheless, you cannot totally eliminate the ‘option’ of considering the services of a real estate agent. It’s worth a try selling your home on your own but if things don’t seem to work out then it’s best to go back and rely on the services of a trusted agent you know.

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Starting real estate business is not that simple. Multiple aspects of stable business should be considered before you invest even 1$ in real estate. Owning real estate is no guarantee of wealth. There are a lot of things you have to do right to receive your reward. One of the most important points is to stay financially healthy, while waiting on your big pay day.

With this proliferation in the number of deals available on the market, most real estate investors end up with more phone calls from distressed sellers looking to sell their houses.

Needless to say, most of these phone calls cannot yield any deals at all. You must therefore filter time wasters from real deals without wasting valuable time and effort, while still attracting all the good deals from motivated sellers.

And why not do it hands-off if you can? This is why you need a good , which is a basic necessity of any real estate investing business. Identifying a good therefore becomes crucial.

At the same time, in the current world, every person expects every legitimate business to have a web site. Most people looking to buy or sell their house start their search from the internet even before they consult a professional such as a real estate agent.

Every person in America nowadays is has access to the internet. Most motivated sellers would rather to submit their house information in privacy over the internet. Providing them with a link to your web site as well as a phone number gives them the choice to contact you through their most convenient method.

You must therefore have a real estate investing web site that is informative, efficient and interactive and one that makes your work easier and fun. Here are a few basic rules you must follow in order to get the best real estate investors web site:

You must have control of your web site and it’s contents. The web site must belong to you. Especially you must be able to host it where you want without undue limitations where only you controls access to your data. If the company provides hosting, then ability to control the hosting account and your web site is a must. Try to avoid companies that ask you to sign up for free, build up your web site with their templates, then pay them a monthly fee. If the web site must run on their server, be careful. In reality for a monthly fee.

It must be able to collect information into a database and allow you to manipulate it any way you want, such as sending email, importing and exporting data and so on.

For example, when a motivated seller comes to your web site, they should be able to submit their property information easily. When you are selling houses prospective buyers must be able to sign up into your buyers list effortlessly. If at all possible, when someone submits information on the web site, you should receive an email and that information should be logged into the database.

The ability to interact with visitors is a fundamental, necessary element of a modern web site, also particularly necessary in your real estate investing business. You must be able to collect the information you want from motivated sellers, house buyers, or any other visitors that you target in your real estate business.

Your motivated sellers must not only be able to submit their houses for sale, but should also be able to leave testimonials, a crucial element to profitable real estate investing.

A modern also needs to be . Especially, it should allow you to share properties on social media web sites like and others. Even if you do not personally use these services, allowing your visitors (who also include other real estate investors) to share your properties with their friends on social networking media serves to distribute your properties wider to more people resulting to a quick sale. In today’s world, most real estate investors use social networking sites.

You do not want your web site to look like every other out there. The web site you buy should offer a big selection of designs to choose from and the ability to customize the designs to suit your real estate investing needs. You should be able to keep your brand such as logo or even a custom look if you need to.

If at all possible, you should not have to pay extra to choose any design you want.

Equally important, nobody wants to go through a maze to find out how you buy and sell houses, or how you run your real estate investing business regardless of your business model.

A good real estate investing web site must be enough for motivated sellers to submit their information on the web site instead of making a phone call thereby pre-screening and pre-negotiating deals for you.

The web site must seek to convert your target audience, such as pre-educate motivated sellers so they see you as the only professional qualified to solve their house problems. It must persuade them to submit their information right there instead of calling you saving you lots of time.

When you are selling your properties, it must serve to present them in an easy, friendly manner so a potential buyer can tell in a few minutes if it’s a deal for them or not.

Motivated sellers must be able to find you on the internet. So must house buyers or other leads that you target in your business. Your real estate investors web site must therefore be well optimized for search engines. Targeting your local market on the search engines is especially important if you buy and sell properties in your local market

Most real estate investors are not computer geeks. A good real estate investing web site must be easy to run and control. Preferably, the web site should be controlled from a virtual back office (admin panel). The front end should completely free of maintenance.

There is no one size fits all does in real estate investing. Each business is unique, and a good real estate investors web site must adaptable to your current real estate investing model you might have without major changes. You must be able to create new pages, add or modify content easily, and create any forms to collect any type of information you choose. You should have the flexibility to choose designs and business model easily without major changes. Most real estate investors also have other side businesses, such as being a mortgage broker, credit restoration, Realtors, etc. Your real estate investing web site must allow you to supplement these services along with investing in real estate if you want to.

Automation is a indispensable necessity for marketing on the internet and making the running of your business easier. A good real estate investing web site must allow you to create to manage email campaigns for your motivated sellers, buyers lists or any other lists you manage on your web site.

For example, you can set up a to motivated sellers after they submit their information, so that once they submit their house information, they get an instant message that says something like or something like that.

Similarly, you should be able to create to remind you of any important events on your real estate investing business. Your busy schedule should not get in the way of important follow-ups so crucial to successful real estate investing.

Sadly, most real estate investing products are too costly. If you do not get hit with a big upfront invoice, you stuck with a big monthly fee. The real estate investing web site you choose must not offer these constraints, otherwise it quickly becomes a liability instead of than an asset for your real estate investing business. The web site must allow you to install it and run it from any web hosting account you choose.

When you buy your real estate investing web site, you must get free lifetime support and upgrades. If a web site charges for everything they do for you, run the other way. Free support must be a compulsory part of any real estate investing business.

These are just a few tips to look out for when shopping for a real estate investing web site. There are many other minor things but if you stick to these basic rules, you should be happy with the web site you get. In one sentence, the real estate investing web site you choose must make your business fun and simple to run.