SPECIAL REPORT:
"How To Sell Your Home
In 72 Hrs or Less!"
Discover TWO Powerful, Little-Known Techniques To Get Your Home In
Contract Within A Few Days!
Trying
to sell your home can be a “Nightmare” but, after reading this Special
Report, you may very well have your house in contract to a qualified buyer
within the next 72 hours!
People who’ve never tried to sell a home
themselves usually don't realize all that's involved; the details, time,
waiting, no shows, expensive ads that never seem to make the phone ring, etc.,
etc.
It
can be a much bigger hassle than you ever thought possible.
The
purpose of this report is to provide you with some fresh alternatives; easier
ways to sell your home that can eliminate the stress and frustration normally
associated with selling a house. These techniques are called:
Lease-Purchase
Now,
even though our Lease-Purchase and Land Contract programs are only two of many
ways that we buy houses, they offer more benefits to sellers, in a variety of
circumstances, more often than any of our other buying methods. In the past, we
have used these creative tools to literally rescue people from financial
disaster, relieve their anxieties, save their equity, their credit, and
occasionally their jobs.
Throughout
this report we have included examples, pictures, and explanations of people and
their homes we have purchased. We
have developed long-term friendships with some of our past clients and we will
always do our best to be there whenever someone may need us.
By
now you probably have a lot of questions about our Lease-Purchase and Land
Contract programs. Over the next few pages, we will attempt to answer a few of
the most common questions that we are usually asked.
Our
phone number appears both at the beginning and end of this report, so do not
hesitate to call us at any time if you have any questions, or if you believe
that you might sincerely benefit from either of these programs.
Let's Begin By Taking A Closer Look at These Two
Creative Tools
First, the Lease-Purchase. What exactly is it?
A Lease-Purchase is the combination of a lease agreement and a purchase
contract. Under such an agreement, the tenant/buyer leases the property for a
certain period of time, and at some point prior to the expiration of the lease
term, the tenant/buyer will obtain the cash or new financing and purchase the
property. Items such as the actual purchase price, the monthly lease payment,
the length of the term, and the payment of closing costs are all negotiated like
any other real estate transaction, and are detailed in advance within the
agreement.
How will you use a Lease-Purchase to help me?
We will lease the house from you, with the right to purchase it for whatever
price we all agree upon, with the right to sublease it to a tenant/buyer who
intends to buy the property from us. We will be obligated directly to you for
the lease payments as well as the maintenance of the property until its
purchased.
What if the tenant tears up my house?
There’s no way we can
guarantee you a tenant won't damage your house since we won't be living with
them. But under our agreement, if that happens, we would repair it at our
expense. Our objective is to find a “buyer” who intends to qualify for a
loan to buy the house who will only be a “tenant" for a short period of
time, so damages have never been a problem. Also, remember we’ll also be
paying for insurance to protect your home from major damage, so the worst-case
scenario is that we would have to pay the insurance deductible.
What's the difference between renting my house and Lease-Purchasing my
house?
There's a BIG difference! With a Lease-Purchase, we will be requiring
the tenant/buyer to put up a relatively large binder deposit that will be
applied to the purchase when they buy. This is not a security deposit, and
they’ll fully understand that it is non-refundable if they do not complete the
sale.
How long will you Lease-Purchase my house?
How long would you like us
to make your mortgage payments? How long would you like us to cover your
utilities and your homes upkeep? We’re willing to do it as long as it takes!
Typically, however, we will need to have a minimum of a one-year term, with the
right to renew for three to five additional one-year terms.
When will you close the purchase of the house?
We can't give you an exact time. It will be up to our buyer to make that
decision within the time frame they have. Just like you, we want to get to a
sale, so we'll be guiding them in that direction constantly! In the meantime,
your payments will be made, relieving you of the financial burden while we're
waiting to close the deal.
How do I know I can trust you?
That is a good question, and we can understand your concern because you've never
met us. We are members of the Columbus Credit Bureau and our Trustee, Steve
Zehala is the President of the Real Estate Investors Association (REIA), a
Mechanical Engineer, and is highly experienced with these kinds of situations.
You'll find we don't make empty promises. We know this business, and we
believe we can create a solution that works for both of us. If you're not
comfortable after we meet, we'll shake hands and go our separate ways- no hard
feelings.
Honestly, we view our
business relationship as being more than just handling a house. We want you to
be confident, and able to sleep well every night without worrying about your
house or your payments. In fact, we wouldn't enter an agreement with someone if
we weren't confident in them, and we wouldn't expect you to, either. We're
willing to devote our time and resources to your house, but only if you're
comfortable with our arrangement.
How do I know you'll make my mortgage payments?
We can pay you and let you forward
it to the Mortgage Company yourself. Or, we can set up a third party escrow
company to collect from us and pay it for you. We can even pay your lender
directly. Whichever works best.
That's certainly your choice, but
obviously a Realtor won't make your payment for you while they're attempting to
sell your house. We're willing to make your payment, buy your house, and
maintain it in the process. We'll give it our personal attention, and you can
virtually forget about it until some closing agent sends you a check along with
a closing package for you to endorse.
How much can you pay me for my house?
It obviously varies case by case,
but often we can agree to cash you out at about the same net figure that you
could have reasonably expected from a Realtor (after commissions) had they been
successful in selling your home. The major difference being that we will make
your house payments until we close the sale. And since a Realtor won't do that,
you may end up thousands of dollars ahead, even at the same net closing figure!
Well what happens if I have
some unusual problems such as:
1) I just bought or refinanced my house recently and I don't have much
equity.
2) I’m not interested in being a landlord and I don’t want this house in
my name.
3) I just want out of this house for good, and don’t want anything to do
with it from this point forward.
But
I need to sell this house to buy my next house. Can you still help me? Sure!
That's where our Land Contract program comes in! Just read on and we'll tell you
all about it!
LAND
CONTRACTS
I've heard of Land Contracts, but what are they?
A Land Contract is very simply nothing more than an installment sale of real
estate. Instead of buying a property with straight cash or with new bank
financing, the buyer makes monthly payments to the seller on an agreed purchase
price and these payments are applied to the balance.
You mean you can buy houses, and not just land, with a Land Contract?
Yes. In fact, whenever you buy a
house, what you're really buying is the lot, plus all of the improvements on the
lot. Look at your deed. It doesn't even mention your house! Instead, it
describes in great detail the location and dimensions of your lot. Just try to
find any references to bedrooms or bathrooms!
How will you use a Land Contract to help me?
A Land Contract allows us to
purchase your home with lightning speed ! All
negotiations are between us, there are no inspections, no termite, no bank
approvals and no appraisals. It’s just whatever we agree upon. Then, after we
reach an agreement you will get immediate relief from debt service, you
can qualify for your new home, and move on quickly.
How much can you pay me for my house?
Again, it varies with each transaction, but if your
house qualifies (and most homes do), we can pay just about full asking price for
your house on a Land Contract, with payments that are sufficient to completely
cover your mortgage payments. We can do this because a term sale like this
provides us with an opportunity to eventually make a profit by selling it for a
little more, with slightly higher payments. You see, our profit needs to come
from equity in the home, and not from your pocket. If you do not have any equity
in the home, then we will have to use a Land Contract to create value. Since we
can offer our buyers with an opportunity to refinance the house within 2 to 5
years, as opposed to forcing them to find new financing today, the house will
have a little more market value than what it might appraise for this afternoon.
Also, a refinance is considerably easier to qualify for than a purchase money
mortgage, and since the interest is tax deductible, this program will also
permit them to enjoy the benefits of a tax deduction until they can get a bank
loan. These benefits also tend to make it possible for us to create huge
benefits and value for our buyers.
Are there any drawbacks to a Land Contract?
Perhaps the only downside to a Land
Contract is the length. Terms of five to ten years are not unusual, and are, in
fact, pretty common. Typically we need to arrange for a term of around five to
seven years, depending upon how much equity is available. The good news though,
is that our buyer can apply to refinance after their Land Contract has only been
"seasoned" for 12 months. Because of this many of our Land Contracts
last no longer than 18 or 24 months!
I don't want to have to collect payments that long!
If there's going to be any headaches in finding a buyer, collecting payments,
paying for utilities, making needed repairs, or maintaining the house, they'll
be our problems- not yours!
That’s all well and good but what if I want to buy another house before
you can refinance?
That's another beautiful feature of
a Land Contract. If you sell by Land Contract here is what usually happens when
you go to qualify for another house:
1)
Since a Land Contract is considered a complete sale by IRS definition (an
installment sale to be exact) your new lender will give you credit for 100% of
the monthly payment you receive from us towards your payment on the loan against
the house.
2)
In other words, if your payment is $1,000 per month, and we're paying you
$1,000 per month, your new lender will consider the debt to be fully covered!
3)
You then have the ability to qualify for a new mortgage loan on another
house and the fact that this current loan has not been paid off should not be a
problem, and we can provide you all the documentation you need.
4)
If the a new lender gives you any further trouble at all we would be
happy to step in at our expense and “educate” your lender to the proper
procedures for handling this situation.
However, if you were to have leased
the same house for $1,100 per month here is what would happen:
1)
You lease house for $1100 and your house payment is $1000 therefore you
have $100 cash flow right?
2) Wrong! A lender will only give you a credit of 75 to 85 % of the monthly
rental payment you receive ($1100 in this case) assuming you will have repairs
and vacancy etc.
3) This means in a lenders eye you will have income from the house at $825
($1100 x 75% = $825) but a payment of $1000.
4) So, you will have a debt of 175 per month added to your other debts
during your qualification process and this may (or may not) create a big problem
in you getting qualified for a new loan.
If my current mortgage is not assumable, is a Land Contract legal?
Yes, it is legally permissible for
you to sell your home by Land Contract if you choose. Now, you should be aware
that most home loans today have a "due-on-sale" clauses which would
permit the lender to call your loan due in the event that you transfer your
interests in the property. Even though a Land Contract technically may violate
this clause in your home loan that does not make the transaction prohibited. In
fact, two things would have to happen before this could create any kind of
challenge for us:
1. First of all, your bank would have to find out that the transaction ever
took place and we do not go out of our way to point it out to them and we hope
you would do the same.
2. Secondly, even if the bank were to find out (and they have many times
before) they would have to care! Contrary to popular belief banks do not like to
foreclose on real estate especially if the loan is current! It creates
headaches, and ties up their resources. Foreclosure is usually a last and
drastic resort that they will usually bend over backwards to avoid!
3. And finally, let’s keep this in context.
If you have ever paid your loan payment late you were in violation of
your loan agreement and the lender could call your entire loan due from any time
thereafter. If you look closely enough at your loan agreement you have probably
violated many clauses in it but if they get their payment do you think they ever
will call your note?
In fact, as long as the payments
remain current, most banks just won't care. And why should they? They're no
worse off because of the transaction. They still have a first mortgage on the
property, they still have the property as collateral, and now they have some
additional parties who are going to do everything in their power to make sure
the payments stay current!
Our attorney's firm has
specialized in representing lenders in foreclosures for years. She has never
heard of a bank calling a current loan due because of a transfer of interest,
and she stated she’d be shocked if one ever did. Between us, and our network
of associates, we have done several thousand transactions just like this, and
not one lender has taken a current loan to foreclosure in over 15 years! If the
truth be known, the bank is actually more protected, and has a greater
likelihood of receiving timely payments because of the Land Contract!
It is important, nonetheless, to
disclose that your home loan almost certainly contains a "due-on-sale"
clause, and that an acceleration of your home loan, however remote, is a
possibility. For most people, this slight risk is less of a concern than the
alternative......continuing to sell the home conventionally as they have already
tried. For some, this may spell certain foreclosure, especially if they're not
sure where their next mortgage payment will come from.
Now these are only our
Lease-Purchase and Land Contract plans. Just two available solutions, which can
be done on any property regardless of what kind of financing you may already
have on it!
We might just be
willing to buy your house immediately & pay you all cash within a few days,
as we've done many times before!
Then
why should I consider your Lease-Purchase or Land Contract programs?
There are many reasons. Among them are:
1) You'll get a very reasonable price for your property.
2)
You pay no Realtor commissions or fees of any kind. Our services are
FREE- we do not charge you any fees whatsoever to buy your house.
3)
There is a large market of available buyers from which we may draw from.
4)
You have debt relief from your monthly mortgage payments until the house
is sold. This eliminates the enormous financial drain of making payments on two
residences
5)
We find better quality occupants because we deal only in pre-qualified
buyers, not “tenants”! Since they're goal is to own the property they take
much better care of it.
6)
You have no maintenance responsibilities, no 2:00 AM wake-up calls to
unclog toilets etc.
7)
You have no repair responsibilities whatsoever after the first 60 days.
a) We need only a minimum time frame to be assured that
everything works properly then we take care of anything and everything that
needs repaired.
b) Realistically, even on a conventional sale, if something went
wrong within the first few days after the closing, the buyer's attorney would
make sure you fixed it.
8)
You remain the owner of record and it's your property until we cash you
out completely.
9)
You retain some or all of the tax benefits of ownership. (Lease-Purchase
only)
10)
You have no vacancy problems.
11)
You have none of the hassles
of collecting payments.
a) You receive a house payment from us every month, regardless
of whether the house is vacant or occupied.
b) No late rents, no bounced checks, no midnight trips to the
property looking for money.
12)
You’ll have no turnover hassles even if our buyer happens to move out
(which is extremely rare).
13)
You have no expensive, on-going advertising costs. We
will absorb all of the expense of marketing the home. We'll handle the costs and
details involved in repairing, showing, and advertising the home.
14)
You do not have the hassles of negotiating or qualifying potential
buyers. We'll handle that for you.
15)
Someone will be living in the property until it you receive all of your
cash.
a) This greatly reduces the likelihood of vandalism, which is a
very real problem everywhere.
b) It's like having a security guard that pays you to watch your
house.
16)
Our Land Contract program helps you qualify for new financing by
providing you with an income on your former residence.
17)
Our Lease-Purchase and Land Contract programs make your home more
attractive to buyers. You’re home will then be much more likely to sell before
similar homes in the area which require a conventional sale.
18)
Our Lease-Purchase and Land Contract programs work regardless of the type
of mortgage you have. FHA, VA, conventional, assumable, non-assumable, etc.
19)
Our programs are flexible, and permit you to move to your next home at
your convenience.
a) No more sleepless nights wondering if you will end up owning
two houses simultaneously.
b) No need to be concerned about moving twice because you're
afraid you might have to vacate your former residence before your next residence
is ready.
“Given the typical alternatives, it's quite possible
that we
While it's not a bad idea to list
your property with a real estate agent or broker do they ever seem to have the
same "feel" for your house as you do? After all, if you had a computer
sitting in your office loaded with thousands of nice houses in all price
ranges... what kind of real "selling" would you do?
Would you really go all out and
work on selling one particular customer's house? Or would you pick out a
selection of several houses for your prospective buyers, hoping to land them on
one... any one... of the many homes you'd selected?
Come on... you'd go
with the
numbers! After all, you wouldn't have any personal liability if any
one house sits an extra week or two….and then there's always your next
customer.. .and your next listing.
That's why more and more folks have
gone the "For Sale By Owner" route: you buy your sign, place your ad,
and show your home. Then you wait. You call back the lookers and leave messages
on their answering machines. Maybe you actually get a live one, and write up an
agreement!
Several weeks pass. You start
thinking something's going wrong. Financing, right?! But it's supposed to be the
buyers' job to get a loan, not yours... isn't it?! Can you tell we've been
there? Next thing you know, you're right back to square one, with a beautiful
house, priced right, and not a clue on how to sell it. And all the while, you're
looking down the loaded barrel of a deadline to move.
What if we were sitting at your dining room table,
No sweat on the credit... in fact,
we may very well close with all-cash. No problem with the non-assumable loan.
Right now, we don't know how
much you owe on your house, how much it's worth, or what kind of work it needs.
Those details can be handled when we're at your table. What we do know, and what
you should know, is...
If you call us and give us the facts, we'll either
tell you on-the-spot that we can't help, or we'll come out and leave or fax you
with one or more offers.... Within 24 hours!
We buy and sell property. You might
say we're investors, but we're really "transaction engineers". With
your property, we'll probably structure several solutions, and let you choose
the one that best suits your needs.
You see we've found that we can
make a profit on homes that even real estate agents have passed up, because we
personally handle the whole process. When we agree with you to purchase your
property, we take it seriously. We treat your house like it's ours.
Your situation literally becomes our own. And,
frankly, we don't know how to make it work any other way.
There are various reasons that
people need to sell their homes. Some of them are good, and some of them are not
so good. Maybe it's a new job that requires a move and you don't want to carry
double house payments. Maybe it's a company downsizing that creates the problem.
It could be bankruptcy or foreclosure.., or you could've won the lottery.
Perhaps you want to build... you're tired of the same old neighborhood... you
need something bigger, something smaller. It could be death or divorce.., or
marriage or birth. Whatever it is, that house has become something to move
beyond and sell so you can get on with the business of living your life.
We're not cynical people...
this is reality. Granted we don't know your particular reasons for selling, but
we do know how to get your house closed as quickly, and as professionally as
possible. In fact...
Here's
the game plan to buy your house quickly...
After we agree on the
purchase price, and verify the amount you owe on your mortgage, if the
circumstances are right we may pay all cash at the closing. If not, we may work
out some monthly payments for a time using our Lease-Purchase or Land Contract
programs. Whichever way you go...
You'll get relief from your monthly obligation to the
Mortgage Company!
Just so we have no
misunderstandings, we have no intention of buying your house and using it as a
rental. We're in the business of buying and selling for a profit, as fast as
possible. This is what we have worked to develop our expertise in, and this is
what we do best. Yes, that means we intend to make a profit if we produce.
However, our profit comes from our buyer not from you.
Please don't misunderstand or
assume that we have to "steal" your house, or that you need a lot of
equity for us to be interested. We've worked with all kinds of people in many
different circumstances and have been thoroughly trained to create solutions
after so-called "experts" have given up and quit. Again, if you call
us with the facts, we'll tell you within five minutes to ten minutes if we can
help.
Now remember, our
Lease-Purchase and Land Contracts are just two of the many tools in our
"arsenal". There's just no way in a single report that we could
possibly answer every question or address every need you may have and thoroughly
describe in detail all of the solutions that we might be able to provide for
you. If you find you're in a situation with a home that doesn't seem to be going
anywhere, a situation you think we might possibly help solve for you, call us.
Our phone number appears again at the end of this report.
Now, we know this is a lot of
information to digest at one time, but if you're still with us at this point,
chances are you’re interested in doing whatever it takes to get your house
sold quickly!
If you're ready to act now or have some immediate
questions, don't wait for our call. You can contact us right away at (614)
258-1000. In Columbus, this is a local call. If by chance we can't do business,
that's OK. We can still be friends. But we honestly believe you'll be pleasantly
surprised when you call.., we specialize in solutions! Give us the chance to
create one for you.
Sincerely,
Stephen J. Zehala, Trustee, Expert
Home Buyers
P.S.- We don't know how many months
you've been trying to sell your home, but every month you wait is costing you unnecessary expenses... eating up the precious income you work so hard to earn.
Your home is an asset... sell it as an asset. Don't let it become a liability, a
burden, and the proverbial "monkey on your back". There's a real good
chance we can help... and a few minutes on the phone will probably give you the
answers you need. Don't procrastinate.., call today!