Month: April 2012

by Tim Herriage Tim Herriage No Comments

REO to Rental Program, and why it will FAIL

I read this article and just wondered, WHO cam up with these numbers?  I see very clearly how the big investment advisers like Morgan Stanley (quoted below) fail.  Here are a couple of MAJOR miscalculations:
  • Property tax, Insurance, and HOA modeled off of a percentage of rent?  I don’t know anyone that does that!
  • 5% management fee?  Try 8% at a minimum if you want a good manager.
  • Leasing commission of 2.5%?  I am sure NAR would love that!
  • 5% maintenance factor?  Go ahead and make that 8% at a minimum.  With larger “bulk” purchasers, might as well go to 10%.
  • $2,000 per turn on make ready expenses?  I can’t even do that, and all of my houses are in the same area.

Look at the rest of the data, and you will clearly see these Wall Street types are already trying to sell this bill of goods to the end consumer.  At the end of this mess, the little guy on main street is going to be the one holding the paper again.  Mark my words, they will find a way to slice the interest in these pools, and sell them back to your 401k again!

Rehabilitation vital to REO-to-rental success

By Jacob Gaffney

• April 13, 2012 • 5:32pm

Any long-term REO-to-rental strategy will need to adopt extensive refurbishment plans in order to resell the assets.  Further, much of the foreclosed property that financial institutions would look to bulk-sell is currently in need of repair.

Morgan Stanley ($23.43 -0.3%) analysts say that nearly 95% of distressed homes are in no shape to rent out, in some key markets. Only a tiny fraction of these properties are less than a decade old, they add.

“The importance of getting construction — or specifically, re-construction or rehabilitation — right cannot be overstated,” according to a report from lead author Oliver Chang, sent to Morgan Stanley clients. “The quality and cost of rehabilitation can continue to benefit or haunt the asset far past the initial completion of work. For example, shoddy plumbing or other infrastructure work can result in significantly higher maintenance costs over time, and can also affect eventual exit pricing.”

Chang and his team point out that these complexities predicate that REO-to-rental investors should not look for a quick buck and place bets that housing prices will recover so that the property can be sold for a much higher price.

“Therefore, we believe it is critical that the rehabilitation work be done such that the workers are incentivized to minimize long-term costs, not just short-term expenses,” the report states.

Chris Clothier, a partner in Memphis Invest, said his turn-key real estate investment firm follows a renovate strategy.

The firm acquires, renovates, sells and manages REO rental properties for private investors in the Memphis and Dallas markets. It spends an average of $78,000 to acquire each REO and puts an average of $16,300 into renovations.

The company works with about 400 investors, generally smaller investors with portfolios of several homes, not hundreds.

Clothier declined to seek bid approval on the Federal Housing Finance Agency‘s upcoming pilot bulk REO-to-rental program because he prefers to keep a tight control on the location and condition of the REOs he buys, investing only in well-known established neighborhoods. Buying properties one-off allows that control, he said, whereas the FHFA pilot likely will require bulk investors to accept some undesirable properties.

Morgan Stanley estimates that renovations will cost about 25% of the purchase price and provide an internal rate of return of about 8.2%. See cashflow model assumption below.

Chang and his team sent the report just as sources said the FHFA pushed the vetting process back to May for prospective bidders on Fannie Mae REO. For Morgan Stanley, bidders will not be qualified unless they can prove scalability of their operations.

“Our premise is simple: if an operator can handle the acquisition of 20 homes per week (about 1,000 per year) right now, what would happen if they were delivered 400 empty, distressed homes in one week?” they ask.

Moody’s Investors Service believes rental markets are generally balanced. Further, market fundamental may tend toward working out on their own.

“It is unclear how many additional purchases the federal program can generate,” said Celia Chen, a senior director at Moody’s Analytics. “On their own, investors are already purchasing foreclosed and distressed properties in large and growing numbers. Tax incentives may be a more effective way of driving additional investor purchases.”

Kerry Curry contributed to this report.

jgaffney@housingwire.com

kcurry@housingwire.com

by Tim Herriage Tim Herriage No Comments

Real Estate Investor Blogging

5 Tips for Successful Investor Blogging in 2012By 

Ready to start your real estate investing blog or just need to turn up the heat a little to start seeing more results?

Check out the following 5 blogging tips to keep you ahead in 2012, draw in more traffic and increase sharing…

1. Start a Column

Why not begin a column once a week dedicated to a specific part of your real estate investing business. It could be buying homes, tracking foreclosures or aimed at private investors. Give it a little character, weave a story and keep readers tuning in for the next segment.

Read More on the Fortune Builders website

 

by Tim Herriage Tim Herriage No Comments

What To Know When Buying Real Estate Investments

Essential Know When Purchasing Investment

You will find four primary factors if this involves making your investment in picking a your property purchase, which you have to consider:

1. The kind of Property you are looking for

2. Your current return needs

3. Your accessibility to capital

4. The way it matches together with your total investment plan

These factors make up the recommendations which fully figure out what to purchase, buying, and why to purchase property. All these is going to be considered individually.

Investment Options

There’s a lot of money in tangible estate. But there’s additionally a large risk otherwise performed properly. Initially when i first began to consider a desire for investment, I did not realize there have been a lot of options. This write-up will cost you through the most typical kinds of opportunities.

Real estate this really is really an excellent starting point since it is commonly relatively secure when in comparison with a few of the other kinds of property trading. The big disadvantage to this, however, is this fact investment vehicle needs a massive investment in advance and consequently is one thing that many property traders don’t consider until they have developed a powerful portfolio that they’ll leverage to supply the appropriate funding.

Residential Rental fees isn’t as high-powered like a real estate mogul, but it’s certainly a good model for creating an appropriate retirement plan. This really is really where many people get began in real estate game since it is not greatly hard to buy a good investment property after which positively gear it to ensure that rental fees remove the mortgage and property management expenses. As being a landlord (even when you farm the property management to some property agency or perhaps a professional Property Owner) is really a lengthy-term commitment with potentially excellent benefits. It’s also a great model for that high-risk averse investor to pursue.

Flipping this essentially means is purchasing a house and turning around and selling it on – without or with remodeling it, e.g. this type of investment requires an very detailed knowledge of the home market for the reason that physical area and a chance to make quick, hair-raising choices including enormous sums of cash.

Purchasing from the plan or Pre-Construction is even more risky than flipping, but is becoming insanely popular within the last five to ten years. This is where the cash elevated by selling qualities before they have even been built. It’s what funds the particular construction from the property often a block of residential flats. This mode of investment is, obviously, available to scam artists establishing fake property development companies as well as just unscrupulous property designers vanishing with all of those funds rather than even beginning construction!

However, if it’s legitimate, the actual excitement is determining a place which has a housing shortage or perhaps is set to boom within the next couple of years (possibly due to new infrastructure, for instance). In these instances, the earnings to make are considerable. So, like any kind of trading, the danger is generally compared towards the potential rewards and also the time-frame by which they’re shipped.

Lease to possess is most likely a more sensible choice for many non large-time traders. The entire type of leasing a house that you will eventually have the ability to call your personal is extremely appealing to lots of people that do not be eligible for a a home loan (youthful families, for instance). You are able to charge a bit more than what you will charge to rent the home, using the extra going to repay the key and also the agreement they buy the property to have an agreed sum after some time.

For you personally (the dog owner), additionally, it reduces maintenance costs. It’s much more likely your tenants will require better proper care of the home because they’ll most likely think about it as being “their own” Meaning when they choose to move elsewhere and never really undergo when purchasing the home, you’ll have much less drama and less problems obtaining the place ready for brand new tenants.

There you have it! Hopefully my article can help you decide if this involves Property Investment.

Regards,
Tim Herriage
Real Estate Investor
www.www.2020rei.com

Contact us:

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by Tim Herriage Tim Herriage No Comments

Rental Package

PRICE CORRECTED

Here is the long awaited 31 door rental package.

The numbers are:

Pricing
Gross Monthly Income (projected)  $    17,225
Monthly Vacancy deduction of 10%  $     1,723
Monthly Maintenance deduction of 10%  $     1,723
Monthly Management (in place at 8%)  $      1,378
Additional Expenses  $      1,216
Net Monthly Income  $    11,186
Net Rent Multiplier 80
Multiplied rent  $   894,880
Needed Repairs  $    85,000
Asking Price  $   809,880
Financial Scenario
Purchase Price  $  809,880
20% down  $  161,976
Financing Required  $  647,904
Capital Required to fund purchase and rehab  $  271,272
Monthly P&I on 7% 15 yr. note  $     5,824
Monthly Taxes  $    2,623
Monthly Insurance  $        506
Monthly Cash Flow  $      2,234
Annual Cash on Cash Return 9.88%
After Vacancy, Maintenance and Management
Monthly Expenses on Duplexes and Lots
Monthly Duplex Rental Fees  $           36
~$2 per door (City – billed annually)
Water Bill Average  $          540
~ $30/mo. /door
Lawn Service for duplexes and lots  $          295
Electric  $           45
Trash Removal  $         300
 $       1,216
Other Pricing
Duplexes and Land Only  $    373,040
SFR Only  $    502,500
 $    875,540

Here is a spreadsheet of the entire package.  If you are interested in the specifics, please email me.  There is an interesting play on the 13 contiguous lots that equals three acres of MFR zoned land.  Here is the platmap.  It is zoned MF14 according to the City of Arlington.

Below you will find plenty of pictures!

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