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And by
time deal WAS ready to settle, you might find that what you have done under conditions of contract was enough to ensure you don’t need money anyway – value had increased enough to give you equity without a deposit.
By working this way, you don’t forfeit “opportunity cost” of not having access to your money for other opportunities that come up. Letting it sit idle in a trust account doesn’t help you at all!
Lets look at RETURN ON INVESTMENT.
How important is it for you on a ROI basis to not put down a deposit? (ROI = Return On Investment)
1.EG, You buy a $100,000 property for cash. What is ROI on it, if increases by $10,000 over 12 months? 10%
2.What if you only put down $10,000 and it increased by $10,000? 100%
3.What if you put NOTHING down and it increased by $10,000? Infinity. An infinite return on investment. Truly, something for nothing!
The same property – but we used 3 different ways to buy it. And remember, your $10,000 was earning perhaps 6% - 10% PER MONTH in a share portfolio while you didn’t need it. What is opportunity cost, to miss out on it?
So now that we have established that it IS worthwhile to buy real estate without a deposit, is it possible? Absolutely. I will list 6 methods now that are eminently suitable, although there are more. However, as we are limited by space here, full details and critical warnings are fully outlined in associated e-book on www.atozebooks.com website.
1Full Vendor finance 2Part Vendor finance 3100% bank finance 4Long Term Unconditional Contract 5Long Term Conditional Contract 6Deposit Bonds
Important point - not every method is suitable for every property. Not every method is suitable for every vendor. The methods CAN be combined to make their application simpler and better for everyone. Each has a small minefield attached for unwary, so please again ensure you have your legal and real estate buying team ready to support and advise you BEFORE yo make a move.
Each of these methods has been around for quite some time and are not new to industry. However, what is not generally known by people you would regularly go to for advice is list of pitfalls associated with each of them and how, where and with whom they are applicable and relevant. More importantly, where they should not be used!
The potential problems arise from fundamental fact that if you use these strategies, you need to understand implications of being 100% geared. That's right, in one form or another, you have borrowed 100% of purchase price. There is NO LEEWAY for mistakes and if anything goes wrong, you can kiss your butt goodbye and often some of your other securities as well.
The buying price of property, when purchased at your leisure, is MUCH HIGHER than selling price if you have to unload it in a hurry. You need to follow guidelines for property purchase outlined in e-book to ensure you get it right. Follow formula and you will generally be fine. Step outside and it's like walking around on a rope ladder - you are very close to edge at all times. Having said that, I have NEVER bought property traditional ways because these ways offer so much opportunity and profit potential!
In simple terms, property has to pay for itself. If it doesn't, you are going backwards from start. It cannot be a sound investment, whether you live in it or rent it out, if it costs you to own it! OK, I hear negative gearing gallery screaming. Yes, in some cases there are tax advantages with interest etc on some negative gearing situations.
Just remember, A LOSS IS STILL A LOSS, NO MATTER HOW YOU DRESS IT UP!
The first thing to remember is that property must be capable of making a profit for you.
Second point, it must also be capable of growing into something better. The "worst house on best street" is a phrase that comes to mind.
Finally, you need to be able to offload it instantly for a profit if worst does happen and you need to sell it in a fire sale situation. By using a combination of above strategies, which I fully detail in e-book, you are almost assured of that.
Who can you buy from? Who can you not buy from?
By definition, vendors need flexibility to negotiate and that means they need equity in their property or outright ownership. They need to be free of commitments on property and be making their own decisions, rather than doing as their financiers tell them.
The people you cannot negotiate with are distressed property owners who urgently need to sell at any price to get out! They are no longer owners of their property; they are virtually acting on behalf of banks!
WARNINGS: Yes, there are a few to look out for. Banks don't like you taking control of your finances and do all sorts of things to tie you up in a deal. For example, you may already have an investment property, purchased with equity in your residence. About 95% of people would have those properties tied together with a clause in mortgage that says bank controls both properties under either loan arrangement. In other words, if you want to sell one, they decide where proceeds of sale go and can decide to apply funds to whatever part of your loan portfolio they deem appropriate! Now, who did you say was in charge of your investments?
Keep your investment loans separate - rule number 1.
Keep equity available - rule number 2.
Stay away from Interest Only Loans - rule number 3.
I again hear "professional" investors screaming that this is what they have been taught! Except for ONE situation, which I outline in e-book, I NEVER use Interest Only loans. They maintain your debt at artificially high levels and greatly hinder your ability to increase your property portfolio.
What if you could reduce your debt and increase your portfolio, with more flexibility and growth, for same repayment level? You would never go back to Interest Only loans again and you would see peddlers of them for what they are. You can do so much better!
For more information and a greatly expanded explanation of all above headings, please visit e-book on website www.atozebooks.com. DO NOT INVEST without studying this in depth and with your advisors.
Ray Jamieson runs a goalsetting program, which requires him to be the font of knowledge and resources for the participants. Each is there to achieve their dreams and goals - he must have their answers and solutions! Ray is at www.executivemastermind.com for the goalsetting program and www.atozebooks.com for a series of e-books taken from his workshops.
