Sabertooth
Footballguy
I close on a Bank owned property on April 15th. Hmmmmm.......
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- Thread starter jeff_eaglz
- Start date
Random
Footballguy
I've got one under contract as well.
Jeff Pasquino
Footballguy
Get a partnership agreement written up and pass it by an attorney and an accountant.They'll have much more insight and potential pitfalls.Good luck.
Jeff Pasquino
Footballguy
Any wording about giving you "clear title"? If yes, you have an out. Don't pay them a dime if it says that (or at least defer the payment until then).If it does and you already paid them, ask them to fix it or expect a lawsuit.Friggin bank sold me a property they dont even own yet. Gonna take a while to get possession.Got this place under contract last week. It's in a very established "starter home" neighborhood and should resale for mid 90's fairly easily (last sale was for 95K in 05). Its listed as 900sf 1ba but is actually 1400sf 2ba. Its a coinflip on how the agents list that model.
This is going to be our quickest flip yet. We should easily have it turned inside of 8 weeks. Someone had already started updating it, removing everything (cabinets, lights, fixtures) and put in new tile in the kitchen and 1st floor bath. Also put in new windows. Biggest project is going to be undoing their renovation of the garage into a dining room. Its horrible and according to my realtor makes the house harder to sell.
Also got the last flip sold pending inspection. Should know how that turns out next week.
Jeff Pasquino
Footballguy
Get an attorney or title company to do the closing.Get an appraisal (<$500) for the value.
Jeff Pasquino
Footballguy
Consider this - just sell it "as is" and take $20K profit off what you've already invested.That might be a better deal.
Sabertooth
Footballguy
Jeff, how long would you suggest I try to sell it for? I'd like to sell it this year and if I sit on it too long, it won't be ready.
Jeff Pasquino
Footballguy
Let me see here.You're buying for $25K, right?$25K of work (estimated)?Why not try and sell the contract for 10K, or craigslist it for 40K or so?See who comes a-calling.Also pass it around the local real estate club.I don't think you should just sit on it for months - not at all - but if you can get a deal done and not lift a finger / hammer for repairs, I'd strongly consider that. $10-15K profit, guaranteed and today, is worth more than $25K in 3-4 months. I promise you that.
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Random
Footballguy
Its just under contract, no closing set yet. I did receive a fax from they're escrow agency yesterday stating I will receive title insurance paid for by the bank.Any wording about giving you "clear title"? If yes, you have an out. Don't pay them a dime if it says that (or at least defer the payment until then).If it does and you already paid them, ask them to fix it or expect a lawsuit.Friggin bank sold me a property they dont even own yet. Gonna take a while to get possession.Got this place under contract last week. It's in a very established "starter home" neighborhood and should resale for mid 90's fairly easily (last sale was for 95K in 05). Its listed as 900sf 1ba but is actually 1400sf 2ba. Its a coinflip on how the agents list that model.
This is going to be our quickest flip yet. We should easily have it turned inside of 8 weeks. Someone had already started updating it, removing everything (cabinets, lights, fixtures) and put in new tile in the kitchen and 1st floor bath. Also put in new windows. Biggest project is going to be undoing their renovation of the garage into a dining room. Its horrible and according to my realtor makes the house harder to sell.
Also got the last flip sold pending inspection. Should know how that turns out next week.
Sabertooth
Footballguy
We don't have an REI club as far as I know. I live in rural upper Michigan. But I could run an ad for it and stick it on craigslist I suppose. What could it hurt?
Jeff Pasquino
Footballguy
I should probably start an index or something, but this is a major thing to keep an eye on:Real Estate Clubs (CRE Online)Sabertooth said:
Real Estate Clubs - (National REIA)
My Michigan geography isn't good, so check these. Let me know if that turns out well.
I may be able to dig up someone in that area if you're interested in just flipping it, but I'd DEFINITELY find a club.
Real Estate Club Listings - Michigan (CRE Online)
Real Estate Clubs - Michigan (National REIA)
Sabertooth
Footballguy
This property is going to auction on Friday. The listed minimum bid is like $7000!!!! It was listed as a rural development property. Is this too good to be true? I've got my realtor checking into it, but I can't get any info.
How can I look this up? It is no longer listed on the rural development website. Anyone have any experience with these type of properties?
How can I look this up? It is no longer listed on the rural development website. Anyone have any experience with these type of properties?
Mike Anderson
Footballguy
I haven't read down to see if any other comments are on this.This has been kicked around a bunch, at first it was actually going to be a Grant, now it will be a Tax credit at best. As it stands now, it is only Owner Occupied.
I was hoping for all properties, and then retroactive.
I bought 8 Repos in 2007 alone. Only 2 so far this year.
Sabertooth
Footballguy
Wow, I finally close on this thing on April 15th. It has been two full months since I put my bid in. Pretty surprising it took this long to close. I mean, I've been willing to write a check for over 90 days now. And we wonder why the banking industry is in such dire straits.
Sabertooth
Footballguy
Closed on the place today finally. Had some problems with the closing but my agent cleared is up. I've got a total of $20k into this home so far.
Had a guy walk up to me while I was looking over the siding and roofing job with a contractor and offer to pay me $5000 over when I paid for the place cash right now, as-is.
I thought about it a little bit and I think this is a pretty good deal. However a couple of things that might make it even better are the fact that I can probably split the lot. The new lot would be worth approximately $13-$15k. If I can get a $5000 profit, plus keep the lot, I am doing the deal as-is.
I was thinking if he wants the lot too, I'll let him have the whole deal for $33k. That would net me about $13,000 in profit for a deal I never even had to roll my sleeves up on. Also, if he doesn't want to do it, I am going to split the lot anyway, do my flip and keep the lot while making some cash on the deal regardless.
The appraiser did an appraisal for the after repaired value based on my scope of work. I don't have that number yet, but I think it will come in at around $80k (not including the lot that I'll split off of it). I'd have $53k into it at that point. So after realtor fees and crap like that, I am probably sitting on about $72k. So I can make about $19k and still have the lot there.
I guess the decision for me comes down to this:
Conservatively the lot is worth $11k.
Is $5k + lot now better than $13k?
Is $5k + lot now better than $15-19k + lot later?
Had a guy walk up to me while I was looking over the siding and roofing job with a contractor and offer to pay me $5000 over when I paid for the place cash right now, as-is.
I thought about it a little bit and I think this is a pretty good deal. However a couple of things that might make it even better are the fact that I can probably split the lot. The new lot would be worth approximately $13-$15k. If I can get a $5000 profit, plus keep the lot, I am doing the deal as-is.
I was thinking if he wants the lot too, I'll let him have the whole deal for $33k. That would net me about $13,000 in profit for a deal I never even had to roll my sleeves up on. Also, if he doesn't want to do it, I am going to split the lot anyway, do my flip and keep the lot while making some cash on the deal regardless.
The appraiser did an appraisal for the after repaired value based on my scope of work. I don't have that number yet, but I think it will come in at around $80k (not including the lot that I'll split off of it). I'd have $53k into it at that point. So after realtor fees and crap like that, I am probably sitting on about $72k. So I can make about $19k and still have the lot there.
I guess the decision for me comes down to this:
Conservatively the lot is worth $11k.
Is $5k + lot now better than $13k?
Is $5k + lot now better than $15-19k + lot later?
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Jeff Pasquino
Footballguy
Hey, I remember this thread.
How long to realize that "later" part?Time value of money and a classic question.If you're actively finding more deals, I'd take the early money most of the time and get another deal."Pigs get fat, hogs get slaughtered." There's a lot of slaughter going on right now.If you can find another deal to be worth more than a "later" scenario, take the money up front. Money up front is almost always better than money later. Time value of money.Also - does the lot currently exist, or must it be created? How long will that take?If I can make 50% up front of what I'd make if I took the deal to the end, I'd take the money up front every time.
Sabertooth
Footballguy
The lot would need to be "created." It is currently a 100x140 lot. It would be split into two 50x140 lots.
If I can keep a lot, and make $5k right now, that is what I'll do. My problem comes if he insists on not splitting the lot. If he won't do the deal without the extra lot, do I let him walk? Or do I pocket his $5k? I figure I can make $5k easy right now. Or I can make $10-$15k later (after a lot of work) and still own the lot.
Like I said, if I can make some cash and keep the lot, it is like having my cake and eating it too.
If I can keep a lot, and make $5k right now, that is what I'll do. My problem comes if he insists on not splitting the lot. If he won't do the deal without the extra lot, do I let him walk? Or do I pocket his $5k? I figure I can make $5k easy right now. Or I can make $10-$15k later (after a lot of work) and still own the lot.
Like I said, if I can make some cash and keep the lot, it is like having my cake and eating it too.
Random
Footballguy
Wow. Great situation for you. Consider taking the deal for the following reasons:No contractors to deal withNo realtors to deal withNo inspectors to deal withNo buyers to deal withNo appraisals to deal withNo holding costsAbsolutely no headache for youThese are easily worth giving up 50% of the profit right now.That said, I'd still counter with what you want. He most likely didn't come at you with his "best" offer. See where he stands but don't lose this guy.Another way to look at this is you can make $5K in a day or possibly (keep in mind there are lots of things that could eat away this margin) $10K-$15K in what 12 weeks?I would love to have this situation on one of my flips. Matter of fact, my brother and I have considered putting a FSBO sign in the yard the day we take possession in hopes of getting someone interested before we go to market.
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Jeff Pasquino
Footballguy
Random
Footballguy
Give us a update/progress report when you get a chance.Also, anyone seen Mike?
Sabertooth
Footballguy
Here is an update. I went to get the survey done today. Surveyor tells me that I only have 50 feet. We look through all the closing papers and apparently the city taxes it as one lot. But their are two deeds. So I don't know where I stand right now. I called my realtor back and got him working on it. I asked both the selling and buying agents personally whether I was getting both lots. Both said yes. I don't have that in writing, I took them at their word.
The taxes are asses as the West 50 feet of the East 100 feet of the lot.
Now the taxes note says this: The West 100 feet of the lost (Taxes cover additional land).
So what do you think? Am I screwed? Can I go after the two realtors on the deal if I can't get the deed transferred?
Random
Footballguy
Did you call the title agency? I'm not sure the realtor is going to get anything done on this, they really only care about getting the papers signed. I would be on the phone with the title agency or RE lawyer that did the title search.Any word on the guy that offered you cash for the property?
eta: Welcome to RE investing, where someone always ####s up!
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Sabertooth
Footballguy
I can call the title agency maybe. My realtor had a rocky relationship with them. They won't speak to him any more. The guy that wanted to pay cash gave me his number but then when I called, I never got him to return a call. So I doubt he was serious. I am not calling him again.
Do you suggest that I call the title agency and request the deed for the other lot? Do I call a lawyer right now? Do I wait for my realtor to get back to me here?
Sabertooth
Footballguy
Random
Footballguy
Do you know a good RE lawyer? Wouldn't hurt to call. Who did the title search?I'm going to say your realtor is going to be worthless, unless you have a really good relationship with them.
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Sabertooth
Footballguy
Here is the assessor page.
The two lots in question would be the 1316 and the 1322 lots. The name on the 1322 lot is the previous owner, before foreclosure. The 1316 lot is the one I bought. You'll notice that the 1322 lot has a $0 assessed value, that has to work in my favor.
The two lots in question would be the 1316 and the 1322 lots. The name on the 1322 lot is the previous owner, before foreclosure. The 1316 lot is the one I bought. You'll notice that the 1322 lot has a $0 assessed value, that has to work in my favor.
Random
Footballguy
Thats not good.
Sabertooth
Footballguy
The purchase agreement is for both lots.
Random
Footballguy
Interesting.Have you started any work yet?
Sabertooth
Footballguy
I've just secured the home. Boards up two basement windows and barred the back door shut. I don't need any critter getting in there, two or four legged. I'll update the post when I find something out. But I think with the bank owning both lots, and me having a signed purchase agreement for both lots, I should be ok. But I don't know so I have to wait. Until I have that other deed, I will be a bit worried. It's only like $15,000 so no biggie.
Random
Footballguy
Are you putting the project on hold? Also, I thought you said the previous owner still owned the vacant lot?Hope everything works out.I've just secured the home. Boards up two basement windows and barred the back door shut. I don't need any critter getting in there, two or four legged. I'll update the post when I find something out. But I think with the bank owning both lots, and me having a signed purchase agreement for both lots, I should be ok. But I don't know so I have to wait. Until I have that other deed, I will be a bit worried. It's only like $15,000 so no biggie.
Sabertooth
Footballguy
I am going to start the project May 12. I took Pasquino's advice and decided to wholesale it. I've listed it in the paper for 12 days. I am not sinking any money into it until the 12th. Then I am hitting the ground running on it. I figure it is a gamble but I think it is wise (taking Jeff's advice seems like a wise move anyway). If I can walk with $3500-$7500 and a free lot worht $15,000 just for shuffling some paper, that seems like a sweet deal. One the assessor's site it says she owns it. But I think because the taxes are combined with the main lot, and aren't collected off of that lot individually, the city may have just forgotten to update the site. It will all sort out hopefully soon.Are you putting the project on hold? Also, I thought you said the previous owner still owned the vacant lot?Hope everything works out.I've just secured the home. Boards up two basement windows and barred the back door shut. I don't need any critter getting in there, two or four legged. I'll update the post when I find something out. But I think with the bank owning both lots, and me having a signed purchase agreement for both lots, I should be ok. But I don't know so I have to wait. Until I have that other deed, I will be a bit worried. It's only like $15,000 so no biggie.
Random
Footballguy
Close on the new property tonight!Trying something new with this. I'm running a FSBO ad this weekend for the house. Since its not in bad shape I'm asking $75K for it as is (it sold 2-3 years ago for $96K and there are others in the hood listed at $100K+.Got this place under contract last week. It's in a very established "starter home" neighborhood and should resale for mid 90's fairly easily (last sale was for 95K in 05). Its listed as 900sf 1ba but is actually 1400sf 2ba. Its a coinflip on how the agents list that model.
This is going to be our quickest flip yet. We should easily have it turned inside of 8 weeks. Someone had already started updating it, removing everything (cabinets, lights, fixtures) and put in new tile in the kitchen and 1st floor bath. Also put in new windows
Also got the last flip sold pending inspection. Should know how that turns out next week.
PRAE
Footballguy
I am sure I missed this in this thread somewhere....but I am looking for some basic information on choosing a real estate agent. My wife and I are looking to purchase our first home late summer / early fall.....
I also found the following property.... Whats up with this?? Why so in-expensive. As you can see this is in South Eastern Michigan (45-50min) outside of Detroit... I dont know all of the lingo, but this house looks VERY nice for the price!
http://www.michigangroup.com/homeSearch/De...spx?pID=5748828
this one as well...
http://www.michigangroup.com/homeSearch/De...spx?pID=5717052
Thanks
I also found the following property.... Whats up with this?? Why so in-expensive. As you can see this is in South Eastern Michigan (45-50min) outside of Detroit... I dont know all of the lingo, but this house looks VERY nice for the price!
http://www.michigangroup.com/homeSearch/De...spx?pID=5748828
this one as well...
http://www.michigangroup.com/homeSearch/De...spx?pID=5717052
Thanks
Senor Schmutzig
Footballguy
I don't see any details on either link. Do you have to be registered on the site to view?
PRAE
Footballguy
nope dont have to be registered.... they worked for me... the website is www.michigangroup.com then I search Oceolo Twp in tehe (City Search)...narrow it to 100,00 -140,000 and you should see both...sorry... I am going to check out those links as well...MLS# 28067119Senor Schmutzig said:
http://www.michigangroup.com/homeSearch/De...spx?pID=5870791
MLS# 28066631
http://www.michigangroup.com/homeSearch/De...spx?pID=5886505
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moleculo
Footballguy
here's an interesting problem. My wife's best friend just got divorced. She and her ex-husband are both on the deed for the house, but neither can afford to live in it any more. Per the divorce settlement, they are to sell it and split the proceeds. She has moved into an apartment, and he is still living in the house. I'm not sure haw the mortgages are being paid right now, or the terms of the mortgages, but I do know that there is a 2nd and 3rd.
Regardless, the listing agent was a friend of the ex-husband and we suspect that he isn't doing anything to actively market the house - in three months, they haven't had as much as a single showing. He doesn't seem real motivated to get out of the house - the house is much nice rand bigger than the single bedroom apt he can afford otherwise. Right now, there is a giant trebuchet being stored in the back yard - not exactly the curb appeal one would want.
Up to this point, she has been happy to start putting her life back together and move on, but now the burden of the house is starting to wear on her. I suppose my advice to her is to seek a new agent, who will actually market the house? What if the ex doesn't agree to a new agent? How does this work? Any of you agents deal with this before? I'd imagine this is not uncommon...
Regardless, the listing agent was a friend of the ex-husband and we suspect that he isn't doing anything to actively market the house - in three months, they haven't had as much as a single showing. He doesn't seem real motivated to get out of the house - the house is much nice rand bigger than the single bedroom apt he can afford otherwise. Right now, there is a giant trebuchet being stored in the back yard - not exactly the curb appeal one would want.
Up to this point, she has been happy to start putting her life back together and move on, but now the burden of the house is starting to wear on her. I suppose my advice to her is to seek a new agent, who will actually market the house? What if the ex doesn't agree to a new agent? How does this work? Any of you agents deal with this before? I'd imagine this is not uncommon...
Sand
Footballguy
Awesome. I've always wanted to pick up a giant trebuchet for cheap. How much does he want for it?
Sabertooth
Footballguy
Excellent. You are moving along nicely. I am considering purchasing the Wholesaling kit from Flippinghomes.com, I think that is what you are doing here.Also, I took Jeff's advice and listed the house as-is. I've shown it 3 times today. Hopfully I can get an offer.Close on the new property tonight!Trying something new with this. I'm running a FSBO ad this weekend for the house. Since its not in bad shape I'm asking $75K for it as is (it sold 2-3 years ago for $96K and there are others in the hood listed at $100K+.Got this place under contract last week. It's in a very established "starter home" neighborhood and should resale for mid 90's fairly easily (last sale was for 95K in 05). Its listed as 900sf 1ba but is actually 1400sf 2ba. Its a coinflip on how the agents list that model.
This is going to be our quickest flip yet. We should easily have it turned inside of 8 weeks. Someone had already started updating it, removing everything (cabinets, lights, fixtures) and put in new tile in the kitchen and 1st floor bath. Also put in new windows. Biggest project is going to be undoing their renovation of the garage into a dining room. Its horrible and according to my realtor makes the house harder to sell.
Also got the last flip sold pending inspection. Should know how that turns out next week.
moleculo
Footballguy
it actually doesn't belong to the ex. It's a second hand trebuchet. I doubt it's for sale though...
Sand
Footballguy
Bummer. So who is the original owner? Charlemagne?
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Jeff Pasquino
Footballguy
Excellent. You are moving along nicely. I am considering purchasing the Wholesaling kit from Flippinghomes.com, I think that is what you are doing here.Also, I took Jeff's advice and listed the house as-is. I've shown it 3 times today. Hopfully I can get an offer.Close on the new property tonight!Trying something new with this. I'm running a FSBO ad this weekend for the house. Since its not in bad shape I'm asking $75K for it as is (it sold 2-3 years ago for $96K and there are others in the hood listed at $100K+.Got this place under contract last week. It's in a very established "starter home" neighborhood and should resale for mid 90's fairly easily (last sale was for 95K in 05). Its listed as 900sf 1ba but is actually 1400sf 2ba. Its a coinflip on how the agents list that model.
This is going to be our quickest flip yet. We should easily have it turned inside of 8 weeks. Someone had already started updating it, removing everything (cabinets, lights, fixtures) and put in new tile in the kitchen and 1st floor bath. Also put in new windows
Also got the last flip sold pending inspection. Should know how that turns out next week.
I really need to do more consulting....
Jeff Pasquino
Footballguy
A trebuchet?
Jeff Pasquino
Footballguy
I'll just link this one here:
http://forums.footballguys.com/forum/index...howtopic=396519
Not sure about this one as I'm not used to working with many uneven or old concrete floors, but here's what I have.
The house has an uneven concrete basement. I think it's painted, but it looks like it was done more like a lava flow than as one pour. There's ridges and unevenness everywhere.
My first thought (aside from jacking it up) was to cover it with some kind of liquid coating to level it off.
Anyone know of these products? Any good (or bad)?
TIA.
Oh, and
http://forums.footballguys.com/forum/index...howtopic=396519
Not sure about this one as I'm not used to working with many uneven or old concrete floors, but here's what I have.
The house has an uneven concrete basement. I think it's painted, but it looks like it was done more like a lava flow than as one pour. There's ridges and unevenness everywhere.
My first thought (aside from jacking it up) was to cover it with some kind of liquid coating to level it off.
Anyone know of these products? Any good (or bad)?
TIA.
Oh, and
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Random
Footballguy
Jeff,Dont have an answer for you, just wondering what kind of project this is for? Rental, Flip, Personal residence? Curious because for a flip or rental I can only say I wouldn't worry about it. Just curious.I'll just link this one here:
http://forums.footballguys.com/forum/index...howtopic=396519
Not sure about this one as I'm not used to working with many uneven or old concrete floors, but here's what I have.
The house has an uneven concrete basement. I think it's painted, but it looks like it was done more like a lava flow than as one pour. There's ridges and unevenness everywhere.
My first thought (aside from jacking it up) was to cover it with some kind of liquid coating to level it off.
Anyone know of these products? Any good (or bad)?
TIA.
Oh, and
Jeff Pasquino
Footballguy
Lease option property. Which is why it's a difficult one as I may want to dig out the basement later if I keep it - right now just want to make it a more livable space for cheap.Jeff,Dont have an answer for you, just wondering what kind of project this is for? Rental, Flip, Personal residence? Curious because for a flip or rental I can only say I wouldn't worry about it. Just curious.I'll just link this one here:
http://forums.footballguys.com/forum/index...howtopic=396519
Not sure about this one as I'm not used to working with many uneven or old concrete floors, but here's what I have.
The house has an uneven concrete basement. I think it's painted, but it looks like it was done more like a lava flow than as one pour. There's ridges and unevenness everywhere.
My first thought (aside from jacking it up) was to cover it with some kind of liquid coating to level it off.
Anyone know of these products? Any good (or bad)?
TIA.
Oh, and
Random
Footballguy
Any luck here?Excellent. You are moving along nicely. I am considering purchasing the Wholesaling kit from Flippinghomes.com, I think that is what you are doing here.Also, I took Jeff's advice and listed the house as-is. I've shown it 3 times today. Hopfully I can get an offer.Close on the new property tonight!Trying something new with this. I'm running a FSBO ad this weekend for the house. Since its not in bad shape I'm asking $75K for it as is (it sold 2-3 years ago for $96K and there are others in the hood listed at $100K+.Got this place under contract last week. It's in a very established "starter home" neighborhood and should resale for mid 90's fairly easily (last sale was for 95K in 05). Its listed as 900sf 1ba but is actually 1400sf 2ba. Its a coinflip on how the agents list that model.
This is going to be our quickest flip yet. We should easily have it turned inside of 8 weeks. Someone had already started updating it, removing everything (cabinets, lights, fixtures) and put in new tile in the kitchen and 1st floor bath. Also put in new windows. Biggest project is going to be undoing their renovation of the garage into a dining room. Its horrible and according to my realtor makes the house harder to sell.
Also got the last flip sold pending inspection. Should know how that turns out next week.
Sabertooth
Footballguy
No, not yet. I stuck a sign in the windows while I hammer out the details on the adjacent lot. I just got another call on it this morning. I contacted an attorney to help in my battle for the extra lot as well. I think I'll get that too, but I've never dealt with the legal system before so I am not getting my hopes up.
I have to show it at 4:00 today so you never know.
I have to show it at 4:00 today so you never know.
Jeff Pasquino
Footballguy
Had an interesting suggestion - sand.Fill basement floor w/ sand, level it, cover w/ plastic for a vapor barrier and put plywood over it.Lease option property. Which is why it's a difficult one as I may want to dig out the basement later if I keep it - right now just want to make it a more livable space for cheap.Jeff,Dont have an answer for you, just wondering what kind of project this is for? Rental, Flip, Personal residence? Curious because for a flip or rental I can only say I wouldn't worry about it. Just curious.I'll just link this one here:
http://forums.footballguys.com/forum/index...howtopic=396519
Not sure about this one as I'm not used to working with many uneven or old concrete floors, but here's what I have.
The house has an uneven concrete basement. I think it's painted, but it looks like it was done more like a lava flow than as one pour. There's ridges and unevenness everywhere.
My first thought (aside from jacking it up) was to cover it with some kind of liquid coating to level it off.
Anyone know of these products? Any good (or bad)?
TIA.
Oh, and
Thoughts?
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