Landlording is Easy...if you stay away from the...Part 2.

...Tenants


That was easy.  Just stay away from the tenants.  OK, so it's not that easy since you can't stay away from a tenant if you own a rental property...they are the "necessary evil" part of the package.  You can make it less painful if you learn how to control them.  There are a couple of ways of doing this.


First Method:  Control the Rent Payment
The rent payment seems to be the biggest issue of control in any tenant/landlord relationship.  Collecting that monthly check is probably a bigger headache than the plugged toilet call...unless your tenant, well, let's not go there.  Maintenance issues are here and there issues, the rent is a regular monthly occurrence, you hope.  A great tenant is probably late with their check maybe one a year...and then they leave to either a different/bigger house or location, or buy...and you cry, because you end up having to replace them with the "not so great tenant".  This tenant is late with their rent for those 11 months the good tenant is on time.  You end up chasing the rent down, dealing with bad checks or any number of reasons why the check is either late or short...with the promise of "next time...".  So, how do you control the rent payment?  Take the controls out of your tenant's hands.


Digital Payments
Have your tenants sign up for (free to them) a system that automatically transfers the rent from their account to yours...every month, on time.  Think about this.  If someone is automatically taking money out of your account, you are going to make sure it is there...right?  Especially if there is a fee attached to it not being there.  Why would the tenant sign up for this?  For one, it makes it easier for them than to have to write out the check and mail it every month.  Also, the company will submit positive reports to the 3 major credit agencies on their behalf.  Not a bad thing to have happen in this age of credit problems...and, did I mention it was free for the tenant to enroll and use.


There is a monthly fee (very cheap) for the landlord for each tenant and the monthly fee is only around $2 from the second tenant and beyond...now that's cheap!  The tenant and the landlord is notified about 10 days prior to the transfer and once the transfer takes place both parties are notified again.  Just that easy.  For me, this automatic rent payment program, is on of the best things I've found yet.  I said one of, because you can eliminate having to deal with the tenant at all, and have guaranteed payments coming in, with easy cash flow too.

Second Method:  Triple Net SF Rentals

Have someone else handle your tenants and their problems.  You just receive the cash flow and pay only the debt service out of it.  Your partner/manager takes care of the tenant and the rest of the expenses.  You still own the property so you retain ALL of the deductions...and your 9.1 CAP income is guaranteed by the manager.  When you buy the property the seller pays all of the closing costs and you get 3 months worth of security deposits too.  For those familiar with the NNN commercial properties you can see the similarities.    Actually, they work exactly the same way...you're just talking about SF homes instead of a commercial deal.  This also means that you're not paying millions of dollars for the property.  The average home only costs around $60,000.  This is a great program for beginners as well as seasoned investors.  I discussed this in more detail on a previous blog posting, but if you have any questions let me know.

Take this a step further and see how you can turn this into a guaranteed retirement plan by using a couple of other programs too.  Buy a number of these homes, pay off the mortgage in a fraction of the time, refinance, repeat the steps using one house per year, and you have a system of getting tax free income 

Landlording is Easy...if You Stay Away from the Most Common Mistakes.

Owning rental homes, if you do it correctly,  can be a great source of passive income and a great way to increase your wealth through equity build up.  It can also be a big problem and monetary drain if you do it wrong.  One of the biggest mistakes, and ultimately the biggest drain financially, is when their is a problem with the lease paperwork, and the leasing relationship between the landlord and the tenant.  All of this needs to be taken care of before the ink dries, and should be in writing...and signed by both parties.  That last part may sound obvious, but you would be surprised at how many leases are delivered and agreed upon, but never signed.  They're worthless.  A renter knows this, you should too.  


Here are some of the biggest mistakes landlords make when they set up their leases and relationships with their tenants:

1. If rent is not paid on time, waiting to send out "demand for payment" longer than the next day.  The eviction time is a long process...in Michigan it can take up to 45 days.  If the tenant doesn't pay, and you go to court, you could lose rent payments for more than just the one month they are a "non-pay".
   
2. Giving a free month of rent when they move in.  You may think this is an incentive to attract a paying tenant, when in fact it is more of an incentive to attract a NON-paying tenant.  Don't start out your tenant/landlord relationship setting a precedent that allows them to think they can have rent free months.  If you want to give away free months go ahead, but make them earn it.  Make sure they pay on time (this means cash in hand, not on the way) for at least 6 months before you give them a free month.  There are ways to handle this by using online rent collection services.  These service collect the tenant's rent and deposit in your bank free to the tenant, at a very small monthly charge to the landlord.  This is well worth it to both parties.
   
Use ClearNow Online Rent Payment to Collect Rent Automatically!
3. Having a "shoot from the hip" qualification precess and application fee.  Make sure that part of the requirements are based on debt/income (net) ratios...that are spelled out in writing.  If the tenant has been turned down before and might be concerned about that happening again, let them see the paperwork with the qualifications before they submit any fees.  If they think they won't qualify, you both saved time and money.  You can always credit the fee towards the security deposit.
               ...speaking of the Security Deposit,
   
4. Giving away part or all of the Security Deposit or discounting move in costs.  If a tenant baulks at this, do you really want them as your tenant?  If they can't come up with this now, they are a risk to you if they damage your property and there is no SD to get the repair funds from.  Maybe they know something you don't?  Know what the maximum is that you can collect in the state your rental is in...and start there.  Did you know that the SD is actually still owned by the tenant...and not the landlord?  You must deposit it in a bank separate account, and let the tenant know where that is.  The landlord can't touch it unless it is used for repairs, etc...when the tenant leaves.
   
5. Not providing disclosures.  This is critical in today's lawsuit happy world, you're just opening yourself up as a target.  Houses built before 1978 require landlords to provide a lead based paint pamphlet and a signed disclosure as part of the lease agreement.
   
6. Not doing a thorough screening of you tenants.  This is particularly important to filter out those with multiple evictions.  Have a written policy on this with NO EXCEPTIONS.  Don't let the applicant blame the past landlord for the eviction either.  If they are using that as an excuse they are telling you upfront they will do the same to you.  Make sure as part of the screening process you investigate the tenants background, rental history, eviction reports, credit reports and criminal reports along with proof of income.  Protect yourself before they move in.
   
7. Not using move in and move out checklists for every tenant...and actually using them in a dispute.  It is so easy for a tenant to blame you for a problem by saying "that was there when we moved in"...even though everyone knows that wasn't true.  Have it ALL in writing, in detail, and SIGNED by all, as part of the lease before they take occupancy.  You know they won't do it after.
   
8. Using your own lease.  Make sure the lease you use has been approved for the state the house is in...and don't make up your own.  Not every state has the same legal requirements and protections.
   
9. Not providing the tenants, as part of the lease paperwork, what qualifies as an emergency, and what qualifies as something the tenant needs to take care of.  With this in mind, one of the important criteria for this involves safety of the tenants and potential damage to the property.  This means you should suggest the tenants get their own rental insurance and it would be a good idea if you could provide them the name of a source for that.
   
10. Not knowing the laws and regulations of leases in the state your rental is in.  This should be obvious.  Not every state has the same laws for leasing, but you need to know that they are in place to protect both the tenant and the landlord.  Know them, so you don't have to find out what they are in court.

If all of this sounds like a lot of work, it can be, but it is more work if you make the mistakes stated above, and you end up losing all your profits...and maybe more...including the house itself.  This is one reason why a lot of landlords use Property Management companies to handle this.  They deal with this on a daily basis, are usually very reasonable (if you can't afford it I question why you bought that rental to begin with) for the security they provide to the landlord.  Taking some of your profit out to pay for a service like this will be worth every penny.  In all cases, please consult your professional legal advisor before you make a move.

Where is all the Financing now...2?

As I stated in the previous posting, it's there, just not in the usual locations.  Most of the time, you'll find it where you'd least expect it...and would normally shy away from.  In a word...

Private Investors. 

Private investors are more prone to look at the deal and the credibility of the loan request team rather than just the personal finances of the loan request...and, when they way they look at the deal first, and the "FICO" after that, they usually mean way after that.  As long as the deal makes sense (actually dollars), and the team has the credibility to make it happen, the loan can be made.

Limited Available Funds...What do you do?
Some lenders have high (seven figures) minimums and maximums as far as available funds per project, and some start relatively low (five figures), but they are out there for the taking.  There are many types of criteria as well.  Some look for a piece of the action, and some just look for a straight loan with interest.  On the surface, many clients/investors don't like the "equity partner" lender since the client hates the idea of giving away a part of their project.  The question I always have is "would you rather have the funding and keep only part of the returns, or would you rather keep all of the returns...even if there are no returns, since without funding, there isn't any project?".

The deal will always need to be presented with a number of documents such as:

1. Financials
2. Business Plans
3. Executive Summaries
4. Background/resumes on the principles involved
5. ...and more, depending on the lender.

What to Present and what's missing
What I've always found funny, is how many times I've seen these deals presented, and nowhere is there any mention of what the total requested loan amount is.  These presentations usually include breakdowns of the amounts needed, with extensive time lines and projected pay backs, etc..., but you can't find anywhere in the documents a TOTAL REQUESTED AMOUNT mentioned.  This needs to be on the first, and last page of any presentation.

I have found many projects that need funding, that have great plans and presentations, but lack a solid base for credibility...namely an existing corporation with a financial and business track record, or as a substitute, a principle added to the deal that brings these items to the team.  Many would be investors that are starting out are going to lack these key items.  How do you fix this, you might ask?  Where there are a couple of way to do this:

1. You can buy and existing Shelf Company with at least a 2 - 5 year "clean" history, with all the needed paperwork proving this.  A simple transfer of ownership, and a short time period to wait for the "seasoning" of the new owner, can get you past the lack of creditability of an existing Corporation.  Some times, you can get credit lines (in the company name, not in the owners name) that will get you moving in the right direction as far as extending and growing a credit history.  These "Shelf Companies" usually come with at least 5 - 10 "Trade lines" (the group I use can get me over 15...in the business name, so I don't have any personal guarantee to worry about) as well.  Us these, and don't abuse these, and you can grow your creditability faster than you may think.  You can take an existing company and do the same (at least my group can do this), as long as this company is clean...and that WILL be verified.
   
2. You can take on a partner, temporarily or permanently, to fill the gaps needed to project the key items of "financial and/or business" experience. Have it in writing, and part of the presentation, and you can take a rookie investor/client and have them jump into the money pool very quickly.  Keep in mind though, if you don't know of anyone that can do this for you, you will first have to present your deal to this person/group in order to get them interested in joining forces with you to "fill the gaps".  Once they are on board, you can present the deal, with them included, to the lender.

In all the years I have found many different sources for these Shelf Companies and private investors.  These programs work, but be careful since there are many that say they can deliver but don't.  Just use common sense, do your due diligence (this includes discussing all of your moves with your professional advisors...lawyers, CPS's, etc...), and move forward.

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Joe Villeneuve

joe@thepowerofrealestatenow.com

www.thepowerofrealestatenow.com

Where is all the Financing now?

It's there, just not in the usual locations.  Most of the time, you'll find it where you'd least expect it...and would normally shy away from.  In a word...

Private Investors.  

They have always been out there, in many forms.  The most common and most familiar form has been "Hard Money".  Hard because it is hard to get, hard to use and hard to pay back.  It is, in my humble opinion, just a form of "legalized extortion".  You don't need it, if you know where else to look.


There are many, many other private sources available that will give you credit for almost anything, with good terms...sometimes better terms than the bank.  Qualification for this credit can be hard, or easy.  I've come across both...which one do you think I use?


Shelf Company's...Do They Work, and Why?
One of the most common now, and also one of the "shadiest" in terms of delivery is the Aged "Shelf Company" with the Credit Lines to follow.  You will find many that don't deliver...some for legitimate reasons, some for questionable ones.  Most of the ones I have come across, and worked with, that delivered...and then their funding vanished, sourced their funds through traditional sources.  As we know, currently most traditional sources have pulled back and are waiting for our "elected officials" (probably the least qualified to get involved with this) to get their act together.  Not going to happen any time soon. So what are we left with?  Again, it will cone back to the Private Funding sources...which is OK by me.


I mentioned one source above that I have found to be pretty good...if you find the right ones.  Aged Shelf companies actually do work...at least I've come across ones that have.  The ones that do work are investors that use their own funds, and don't rely on traditional lenders as a source for the credit these private individuals "sell".  Since they use their own money, and as investors themselves they understand how money works (a huge problem in society and government today), they are able to continue to make this happen.

Let me make one important point here though.  The closer you are to the actual source of the funding (you'll NEVER talk to the actual source), the better off you'll be...and the less risk will be involved.  For me, I only work with groups that are no further away then "once removed" from the actual money source, for a number of reasons:

1. Less people involved means less commissions, thus less cost for the funds.
2. Faster response
3. Better communication
4. If the funds are on hold, you will be the first to know
5. If the funds dry out, you won't be buying...and find out later you bought from an empty "money barrel"
6. Private investors are less critical (Hard Money excluded) with credit issues
7. Funding can be in much larger amounts than expected (how does $500k+ sound?)
8. ...and most important, if you are eligible for a refund, since your money spent wasn't split between a number of "agents", it will be easier to get your money back.  I have found this to be true.  These Private Investors want to continue to do this (hopefully with the person that gets the refund), so if they don't refund the money, they are out of business.

As in all cases, you should always do your due diligence before spending money to get money.

Private Investors can be the Best Source for Funds
As I said, there are a number of private sources for funding everything from business cash flow, business startups (I have been working on funding bio-fuel and even residential development deals recently) and real estate.  Real estate is probably their most favorable since most of them are also real estate investors...this means they have a better appreciation for the numbers than most...even banks.  Banks are not interested in adding to their portfolio of foreclosures.  Banks are not in the real estate business...they are in the credit selling business.  They don't want your property.  Private investors on the other hand, know what to do with your property if it comes down to that, so they don't shy away from deals that are on "the edge".

There are a number of sources for private investors, the internet is one, but be careful.  Do your D.D. and don't spend money on funding upfront unless you are spending it on Underwriting fees that you pay AFTER you get a conditional LOI...the condition being that the deal passes underwriting. An exception to this is if you are getting a Shelf Company with funding to follow.  You can expect to pay for the company first, then pay for the funding as delivered.  You may be able to use your own/existing Corporation, in which case you may end up paying an underwriting fee just before actual funding, but AFTER funding approval (LOI)...in writing.

Using Credit Lines for Real Estate
As a side note, I love to use credit lines for real estate since there would be no lien able debt on the property...it's like buying it for cash.  This means you can buy bulk deals using just one pre-approved, and quickly accessible funding source...and split/sell off the properties individually without having to "break" the original funding...like you might have to do with a bulk mortgage.

Another great source for private funding can be found through business clubs and seminars...especially real estate seminars.  The seminars not only get you closer to the private funds, but you pick up a a great deal of knowledge and networking with others that are looking for the same things as you.

Yes, the money is out there...you just need to know who has it, and how to find them.  I've always said, "If you don't know, know who does".


Joe Villeneuve
www.thepowerofrealestatenow.com
joe@thepowerofrealestatenow.com

Using Real Estate to Retire

How to Retire from Real Estate

 I have had a number of questions regarding the retirement side of my program...specifically using the Triple Net rental homes.  (See this Blog, December 19, 2009)  In this article, I will try to elaborate on the previous posting.  As in all money and legal matters, you should consult your legal and money professionals before you proceed with any program...but this is a good one.


The most important item to remember in this is retirement depends completely on cash flow.  If you have a lump of money, no matter how much, and you think you will be able retire on it, you better have that money working for you or you WILL run out.  The size of the "lump" effects the size of the return since the interest paid on that return is multiplied by the principle...the "lump".


The rewards
If the one lump is all you have, then you have a finite amount of return.  If that lump can replenish itself as it pays interest, then you have the perfect system.  It also means the lump can be smaller...much smaller, to get the same or better returns.  I like to describe the perfect system as when,

"The front part touches the back"

This way, you can use the same principle over and over again.  This is great for real estate investing since you will need to finance each deal on an individual basis.  So. if you can replace the source/principle with each deal, then each deal that follows will be using the same money...over and over again.  This is a key.  Money is tight, so the fewer times you need to get approved, the better.

Creative Sources
If you can find a source, like your insurance policy or Self Directed IRA, then you have the ability to reuse that source over and over again simply by repaying the loan.  How do you do this you ask?

First, understand that in the case of using your insurance policy, in most cases you don't need to define what you are using the money for.  This means there is no direct link to the real estate.  In other words, you are buying this for CASH as far as the purchase is concerned.  This means right from the start you will have 100% equity in the house.  You will have "associated debt" from the I.P., but no lien on the property.  This should make refinancing easier after the house is seasoned enough to use the appraised value instead of the purchase price when calculating the LTV.

Once the house is seasoned, repay the loan from the I.P...and start the process all over again.  See, you are using the same source of funds from the insurance policy for each purchase.  If you have any other source that will do the same thing, then use it.

This is only the beginning since this will get you a number of properties under your control, but each house will bring you income equal only to the cash flow of each house.  This may only be around $100-150/month.  That's not my idea of a retirement plan.  Then, you have to deal with the tenant, repairs, vacancies and so on.  If you want to retire on at least $80k a year (before taxes), then you are going to need around 50 houses.  I don't know about you, but my idea of retirement isn't managing 50 rental houses.

Triple Net SF Homes are a Great Option
This is where the next step comes in.  Don't buy houses you have to manage.  Let me repeat this,

"Don't buy houses you have to manage!"

Yes they do exist.  This is where the Triple Net houses come in.  With this program, the lease company does all the management for you, including handling the tenant and their problems, paying all the bills except the debt service (that's you only responsibility)...and, the payment to you is GUARANTEED.  If the house is vacant or needs repairs, the lease company is responsible for the repairs (including the cost) and guarantees the monthly payment to you...each and every month, vacant or not.

You also retain all the deductions, and reap the benefit of the equity as it appreciates.

"What a deal!"

This makes it much easier to own 50 houses, but you really wouldn't need to own that many.  This is where the next part of the system steps in.  Paying off your mortgage in a fraction of the time.  I have mine being paid off in around 10 years, using only the income from these properties.  This is a special program that I use for my own house as well as all of my real estate investments.  The Money Merge Account  It is a great program that I would recommend for everyone to use as I do...on my own house and other real estate.


Once this program pays off the loan, 10 years later in my case, then you can refinance to take cash out (remember, at this point you have 100% equity since you paid off the loan) tax free. This is in the form of a loan that your tenant is paying off, using guaranteed income.


If you have 20 houses, pair them up in groups of 2 per set, refinance one set per year for 10 years (remember, your fast mortgage payoff program is paying them off in 10 years) and refinance $50k from each one (that's $100k per set), and repeat the process every 10 years, you have just set up your retirement program.


The way it ens up is around $100k tax free income every year for as long as you stay with the program...and why would you change if you have no management duties...just check cashing duties.


All of this, from just $120k starting point of principle, used over and over again.


For more information on the Triple Net house program you can contact me at joe@thepowerofrealestatenow.com and I will set you up with the source.

Why is Real Estate Investing Such Low Risk?

Why is Real Estate Investing Such Low Risk?

The answer to the question in the article title is easy, and one word...CONTROL.

It is the only investment I know of that gives me control over all aspects of the investment, mainly because it is the only investment that is so transparent.  Think about.  If you are investing in stocks, bonds or mutual funds, you have no control over your investment...and you also have no idea of the costs associated with them.  They are not transparent at all.  The only thing you do know is you are turning over all of your money to a sales person Financial Advisor (check out the requirements to become one...and compare that to a beautician) who may not even buy the same investment they are selling you.  You are buying for the "long hall", which really means that you won't see your return on investment until the person that sold it to you is retired...or out of the business.  Why would you do that?

Real Estate is Predictable 
Real Estate, on the other hand, is predictable.  You know, if you educate yourself well, before you even buy what your returns will be.  This means you are in control.  You simply need to purchase at the right price, finance it properly, pick the right location, and have it managed well.  Not every property qualifies, which is why you must educate yourself to be able to recognize a good deal from a bad one.

The good deals come with so many advantages that are not found with other "capital gains" type investments, such as:

1. Cash Flow (Income comes in every month like clock work)
2. Leverage (You can get financing for real estate if you learn how to write a business plan...again with the education.  Try to get financing for your next mutual fund purchase).
3. Amortization (If you have cash flow, your tenants pay off your debts.  In fact, you should be able to pay off the debt service faster than you thought...see this site for more information)
4. Depreciation (Isn't it nice of the government to allow us this deduction for the reduced value of our property...even though it almost always goes up in value)
5. Foresight  (Change the value of your property by changing the zoning, or improve/rehab a broken down house)
6. Broaden Horizons (Start with Single Family, move onto Multi-Family, then commercial and development)
   
   
   
   For more information on NNN houses see earlier Blog.
7. Forecast Results (You can predict the future much easier, and control the outcome, with good management in place...this may be you in the beginning.  Invest in NNN guaranteed lease houses or commercial properties and control the management even more)
8. Tax-deferred Income (Many ways this comes into play, not the least of which is through a 1031 exchange.  This allows you to sell, profit, re-invest, and delay taxes until.....?)
9. Appreciation (See #4 above.  Your property, if purchased and set up correctly, WILL go up in value)

Why Cash Flow is King
I prefer to invest for cash flow than for appreciation (flipping) since the tax treatment is far better and I like the idea of steady cash flow and my tenants paying off my mortgage...ahead of time.

Joe Villeneuve, President

The Power of Real Estate Now

www.thepowerofrealestatenow.com

joe@thepowerofrealestaenow.com

NNNHouses

Fast Mortgage Payoff Program

Nevada corporations for your Real Estate Holdings

Nevada corporations for your Real Estate Holdings 

You must Protect your investment and Nevada is the place.
    

Why Incorporate?

Incorporating separates your business assets from your personal assets and protects your savings, home, retirement and other personal assets from having a "bullseye" painted on them just waiting for any lawsuit against your business. In addition, incorporating adds the potential for additional tax deductions that could put money back into your business.

Why Incorporate in Nevada?

For a long time, Nevada has been known as an extremely pro-business state; They have no corporate income tax and no franchise tax. Nevada is one of the few states where the corporate veil has never been pierced, except in instances of fraud. Personally, I would only use Nevada Corporate Headquarters, Inc. for all of my business entities protecting my real estate, and other business ventures. Why Incorporate with Nevada Corporate Headquarters, Inc. (NCH)? There are many other incorporating companies, NCH is a one-stop, turn key, full service incorporator. NCH is the largest incorporating service in Nevada, and their Senior Consultants are certified asset protection specialists. Their Staff support and innovative systems make creating your business and protecting your assets easy, quick and convenient. You can count on NCH to help you grow you business and protect your family's future. WHICH CORPORATE STRUCTURE IS BEST FOR YOU? CLASSIC CORPORATION The classic corporation (C-Corp or S-CORP) has the most flexibility and are a dynamic business entity. It offers huge advantages that generally aren't part of other business structures; this is one of the reasons why the corporation is the most commonly used in business.  It is a legal entity created completely separate from the individual owner and operator which than separates a corporation's debts and taxes from its owners or shareholders; this could be the greatest personal liability protection of all business structures is provided. LIMITED LIABILITY COMPANY (LLC) The LLC is combines the best of both worlds...the best of the D.B.A. type of structure and that of a Classic Corporation.  This type of entity combines the pass through attributes of a partnership with the corporate characteristics of limited liability, distributes profits and losses directly to the individual members of the LLC who are taxed at their personal tax rates. You can use an LLC  to hold property or transact any type of business, and members' personal assets are protected in the event of a business claim. Many real estate investors will use one LLC to hold each property, thus protecting each property from the other.  The LLC also can separate its members from the business itself; that way, there should be no personal liability for LLC debts.   All of this should be discussed with your legal and tax professionals, which is why I use NCH, Inc.  They will take care of the full package for you. They have a free 100 page eBook that will explain all of this.