There are basically two ways you can make money from your The Opus Amber real estate investment, capital appreciation and monthly rental. In this article we will assume that you are a serious real estate investor and are purchasing this property to rent out and use mortgaging to control the property with a cash down payment. Note this article does not deal with the no money down methods of property investment which will be covered in a separate article. This article aims to show you how to identify a good real estate investment that can provide you with a good monthly revenue stream and cashflow.
Firstly, ascertain how much cash you have in hand initially. This amount will determine how much financing you can get and the maximum amount of real estate you can control with your initial sum.
Secondly, once you do a rough estimation of your initial down payment sum, spend some time going to all the mortgage brokers, finance companies and banks in your area to see if they are willing to loan you money. You would probably need some credit reports and other documentations so as to convince them of your credit worthiness.
Some things you would want to learn from your financers include, the interest rate and whether its fixed or floating, the monthly instalment size, whether they have special short term mortgages in case you should identify a good property to flip and re-sell. The financing element of a real estate investment deal is very critical and spending some time shopping around for the best bang for your buck would be a prudent move.
Thirdly, now spend some time peering intently at the classified advertisements. You want to ascertain the properties with the best rental yields as if you want your real estate investment to outperform the national rental yield, you would want therefore to look at properties in areas that are high in demand and look for bargain real estate investment deals. Another good way to figure this out is to ask someone who is knowledgeable in property. Ask him for places with good locations for the purposes of rental. A quick tip to note, places near the sea and on a mountain always fetch better prices than any other properties. Thus even commercial properties with a sea view command a slight premium over properties that do not have a sea view.
Fourthly, now after identifying on paper the bargain properties within your budget, start making appointments with real estate agents to look at properties on your list. If you make it clear that you are looking into property investment and that you might be a frequent customer, then there is a chance that these real estate agents would welcome you and inform you of other real estate bargains that you might be not aware off.
Fifthly, always make it a point to be early for the appointment and spend some time observing the surroundings of the real estate in question. Things to take note off include, a bad neighbourhood, no human traffic if you are looking at a commercial property, inaccessibility, no car porch or parking facilities or something that your intuition tells you is not right with the property. This is even more so for bargain properties and auction properties as there might be something very inherently wrong with the property. Spend sometime talking to the neighbours and ask them about the neighbourhood and then ask them if they know of anything wrong with their neighbours property.
If you are purchasing a run down property, you would want to bring along a contractor and building engineer or architect to inspect the property with you so that you can estimate how much you might have to spend to spruce up the property and later rent out or sell. Once you have ascertained the real estate investment is good for your purchase, start asking about rental yields of property in the area and what price the agent will be able to rent out your property.
Finally, once you have the property price, the mortgage instalment payment, the rental yields, and operating expenses, spend some time generating a spreadsheet to estimate whether your purchase is viable from a monthly cash flow perspective. You want to find the property with the best cash flow for your real estate investment. Once you find one property like that, spend your energy finding other similar properties and you will start seeing your monthly income rise.
Note that generally you are more likely to encounter surprises as opposed to surprise income, so factor this into your calculations. Remember to keep some money in your bank account to take into account things like changing of tenants where a month may go by without any rental coming in and you must be able to pay the monthly bank instalments. Also take note of where in the rental cycle you are purchasing the property, a property that may be in positive cash flow now, may not be so in the next few years.
In conclusion, this article has highlighted ways to ensure that you have a good grasp of all the different ways to choose a real estate investment property that will yield you a positive cash flow.
How did you get into real estate investing? Did you read a book on it? Was it a seminar? A meeting of some sort with speakers dispensing real estate investing information, but really selling courses? Did you get really, really jazzed and pumped up by these simple concepts that were delivered to you in parable form from the stage by a charismatic speaker?
I have to admit that’s where I began. I attended a conference and dropped over a grand in two days. What I ended up with was a very funny course about Paper and a more somber account of making a million five in eighteen months buying and rehabbing multi-units. I spent a fun couple of weeks learning the courses and I knew more than most bankers because the guy on the tapes told me so. I wanted to get started and get a note-closing-sweatshop going just like he described. I knew this stuff inside and out.
That was my introduction to the wonderful world of real estate investing. From there, I got into low income apartments and completely flushed myself down the toilet. Five years later, after buying and giving back about fifty units, newly penniless, I discovered this thing called creative real estate. Control without ownership, solving people problems, use your brain to buy property – not your cash.
I had an acute appreciation for it, given my landlording odyssey, but it seemed even with all this wonderful real estate investing information, I was still in very much the same position I had been in when I first got started. The same position I stayed in, until I wised up, and the same position most real estate investors struggle with year after year because they don’t know any better.
I know all this real estate investing information inside and out. I know hundred different creative ways to buy a property. But I’ve got to suffer through things like lackluster advertising results, cold-calling, talking to hundreds of testy uninterested people, and dead ends, before I even get the chance to talk to someone who is half way motivated to sell.
And this brings up an important point. Possibly the most important point to really get here. Knowing how to find motivated sellers is far more important than knowing hundred different ways to buy a house. You see, your business is going to be frustrating, stressful and unfulfilling unless you find a way to create a non-stop flow of motivated sellers calling you, every day.
Now, that’s obvious isn’t it?
Well it can’t be that obvious because not many people actually do it. You see, what I’m trying to point out here that there is a mental shift that needs to occur in your mind, a paradigm shift if you will, before you are going to make any serious money as a Real Estate Entrepreneur. And what is this shift? Instead of being a real estate entrepreneur, you must become a marketer of your real estate entrepreneurial business. That’s what it comes down to. If you are in business, you need to make this shift in your thinking. Because no business is going to prosper, or be successful without a lot of customers.
Making this shift in thinking, in orientation, about who you are, focuses you on the singularly most important and financially rewarding aspect of business: marketing. The money is in marketing the business, not in doing the business. It may take a while before you really absorb this. You may have to think about it for a while before it really sinks in.
Once you change your thinking to accept that you are a marketer first, and a Real Estate Entrepreneur second, you’ll finally be able to start making the kind of money you really want to make. Accepting your role as a marketer is the thing that will move you out of the rut of occasional mediocre deals and up into a level of sustained success that would not otherwise be possible for you . And this is true of anyone in any other business or industry. The person or company who is most on top of their marketing, makes all the money, and dominates their market.
Of course this doesn’t mean you just market better and let your buying, negotiating and selling skills go to pot. You’ve got to be the very best property buyer you can be and run your office well too. After all, your sellers and buyers deserve the very best treatment from you. But more importantly, doing what you do so well that people can’t resist telling others about you, is the purest type of marketing in and of itself.
The traditional approach which, for want of any better way to go, usually involves just going out after randomly selected sellers. They haven’t been screened or qualified in any way. We just know they have a house to sell. We run up big phone and classified ad bills to get to talk to them. In communicating with them we usually talk to them about our financing, and how great it is, and if they will just sell to us their problems will go away. We do it manually; call by call, door by door. We talk about us, rather than inquire about them. We chase, they run. When we stop, the marketing stops. The cost per deal is very high, both financially and emotionally.
The second approach is the targeted, low-cost, systemized, response-oriented approach that, through a variety of media states or implies a benefit for the seller, calls for a response from them, and positions you as the solution for the sellers who want that. The sellers step forward and select you. The marketing is automated, and it is an operating system that works whether you are there or not.
Pick up just about any book or course with real estate investing information or that is about creative real estate and you’ll find the choice #1 approach to finding motivated sellers, if any.
Direct response marketing targets a specific group of most-desired prospects that you have defined as those most likely to respond to your offer, then it advertises for or delivers a message to only those people via a media that will reach them and get their attention. With these five elements in place, you set yourself up to be called only by motivated, partially pre-sold sellers, continually, day after day. So now you can be freed to do the most productive thing possible for you as an investor: make offers to motivated sellers.
Hopefully you can see the picture here. Direct response marketing cuts your advertising expense in half. It sifts, sorts and screens your prospects so that only the most qualified and most motivated respond and get to talk to you. In short, it allows you to make more while working less, with more predictability, consistency and control than anything else you could do to find deals.
Is that something you want? Think about it. Is there anyone you know of who is buying and selling a boatload of houses every month? They are still doing a ton of business. Now, why is that? They don’t offer sellers anything more outstanding than you, do they? They are not privy to any real estate investing information that you are not. They certainly don’t offer sellers anything more creative than you are capable of offering. They don’t have any better phone manner than you.