Real Estate Investing- Buying Properties at Auction

Foreclosure Real Estate Investing: How NOT To Lose Your Shirt At The Foreclosure Sale For real estate professionals, this past year has been one of the most painful in recent times — defaults are up, homeownership is down, foreclosures have soared and the poorly performing housing sector is starting to create negative ripple effects in the broader national economy. Since all projections indicate that 2008 will be equally as challenging, should property investors run for the hills, put all their money in AAA rated munis, and ride out the storm until the next boom? Absolutely not! There’s no question that 2008 will bring reduced housing demand, lower prices in some areas, and fewer loan options, yet 2008 looks strong for treasure hunters. At HMB, we’ve been seeing investors scoop up bank REO’s for 40 to 50 cents on the dollar and selling them off at nice profits. After all, people will always buy property if they can get a great deal, no matter what the market conditions. Your job is to simply find the best deals. Many great deals will most certainly come from foreclosures over the next 24 months.

If you intend to jump into foreclosure auctions, follow these tips to help insure a profitable transaction: A?????? Do your homework: I recently had one of my investors call me and ask me if he would be risking anything greater than his security deposit if he simply walked away from a house he purchased at auction. Because he was intimately familiar with the neighborhood, he didn’t bother to visit the property. After the auction, he learned the damage to the property was more extensive than he anticipated. In a aEoehotaE?????? market, price appreciation could have bailed him out but, in today’s market, he was sunk. Lesson? Never buy a property sight unseen, and make sure to get the best contractor estimates possible prior to auction day. A?????? Read the advertisement carefully: The devil is in the fine print. You could buy a lot of trouble if you don’t read and understand every word. Examples: Many auctioneers require a Buyer’s premium. In my area, it could be as much as 10%. If your bidding on a $120,000.00 property, that’s an additional $12,000.00 expense! Even worse, you may be required to pay interest on the prior owner’s defaulting Note from date of auction forward to the date of settlement. That’s an additional 30-45 days of interest expense (or more in some instances). Worst of all, in some cases the auction purchaser could be responsible for certain outstanding liens due at the time of sale, such as water, taxes, or even condo liens. Do you really want to be responsible for the prior owner’s $3,000.00 past due HOA bill because you didn’t read the ad? A?????? Be careful of flipping: Flips are still possible in this market but could be dangerous to the financial health of an unseasoned or careless investor. If you intend to flip to another investor, remember he or she will be leery of buying anywhere close to retail because of the likelihood of additional price erosion over the next few years.

Did you properly discount your bid price for this? Will the property cash flow at your proposed sales price? Many investors use the 1% Rule as the aEoegold standardaE?????? aE” a $100,000.00 purchase price should yield a renter at $1,000.00. If you don’t carefully account for these factors, you could get stuck in the property. If you are using short-term hard money and your credit is weak, you even run the risk of loan default because you won’t be able to refinance out of your hard money loan. A?????? Setting property values: In addition to recent comps, you may want to go back to 2004-05 tax assessment records to review pre-bubble pricing. Is it possible for prices to retrace back to those levels? Maybe yes, maybe no, but it doesn’t hurt to bid based upon worst-case scenarios. A?????? Keep your cool: Don’t get caught up in the emotion of the auction. Know your absolute high price going in. Once the bidding has exceeded that price, don’t even think about it anymore. Walk to your car and leave. There’s always another deal tomorrow. A?????? Get finances in order before bidding: You will be required to bring to the auction a cashier’s check for the advertised deposit amount. But you may also be asked to increase the initial deposit to 10% of total purchase price within a certain time period after the auction date.

Check with the auctioneer the day of auction. Also, get lender approval prior to the day of auction. A hard money lender can be your best friend in these situations, as an approval from a hard money source accomplishes 2 things: 1) you’ll know up-front whether you’ll be able to close on the property, thereby reducing any risk of losing your deposit; and 2) you’ll get a second, and often expert, opinion on the conservative value of the property. Even if you end up using conventional lending, the hard money approval can give you great peace of mind. A?????? Insurance: It is critical to get a hazard insurance policy in place the day of auction. Many times, the risk of loss is contractually passed to the successful auction bidder. If you don’t have insurance and the building burns down, you lose! A?????? Bankruptcy: Call the auctioneer the night before (for early a.m. auctions) or the morning of the auction to make certain the foreclosed-upon borrower has not filed a bankruptcy. A bankruptcy filing stops the foreclosure process, even if it is filed one minute before auction. Probably 90% of foreclosure auctions get cancelled this way, so you’ll waste a lot time if you don’t call beforehand. A?????? Default: Always remember that the re-auction of a property is almost always aEoeat the risk and expense of the defaulting ?????? This means if you bid on a property and don’t follow through, you could be sued for a lot more than just your deposit. Jeffrey Shiller, Esq. MD DC VA Hard Money Lender

Living Off The Edge

A house in San Francisco iterally makes living off the edge a wonder as it sticks out from a cliff supported by concrete piers. The house is nearly invisible to those in the streets and also from its immediate neighbours. Inside the residents find it difficult to believe that they are in a densely populated zone.

The credit goes to architect John Wong specializing in landscape works. He is known for integrating some of the tallest buildings in the world (the Burj Khalifa of Dubai pointing 2,717 into the sky) with the surroundings.

Wong bought this dilapidated three storey property having four bedrooms perched on a cliff top peering into the Pacific Ocean in Sea Cliff district. Wong knew that although the location could not be improved upon the building could be bettered. In 2003 he bought the house for $1.9 million.

Together with his interior designer wife Mildred Sum-Wong and his Harvard class mate Michael C. F. Chan they crafted this marvel. It took them four years. The house now covers 4,000 square foot – the rear side overlooking the Presidio National Park.

The inside is connected with the outside with the help of innumerable glass walls as well as skylights. During the day they hardly have to turn on the lights. A 23′ high wall of glass in the kitchen provides an unobstructed view of Golden Gate Bridge, Baker Beach and Marin Headlands. The house also has a view not of the windows of neighbours but their back yards.

A visitor and close family friend Gaylord Dillingham remarked, “It feels completely private like being in a tree house”. The furniture stands out as all the walls are white. The powder room on the main floor has its wall coloured Imperial Red – an acknowledgement to the Imperial Palace of Beijing.

The interior focuses on the stairway – the railings being made of steel cables. On either side the walls have cubicles filled with knick knacks and books. The stairway gives the impression of a ramp. The material used is laminated teak brought from China. He was inspired by a similar stairway in the Vatican – it gives the feeling of winding up to heaven!

The original entry was through a basement garage. Wong carved out a 100′ long walkway lined with stone just next to driveway but at a higher level with a hedge bordering the two. This hedge concept he borrowed from the French.

Homeowners Facing Foreclosure Will Benefit From Foreclosure Fairness Act of 2011

Rep. Tina Orwall (Democrat) speaking to reporters said that the legislative session of 2011 had been the hardest for her; heart rending decisions about the budget had to be made. But there were some good news too.

In 2010 summer Orwall had met in her district four persons residing in the same block and facing foreclosure. All of them were finding it difficult to steer through the process. The lenders sent them on a merry-go-round chase from which it was difficult to extricate themselves. It was well nigh impossible to squeeze out answers from the lenders. The broken process meant they would lose their homes without getting a chance to plead their cause.

The figures were alarming. In only two years more than 77,000 had seen their houses vanish causing Washington State to slump from 25th ranking in foreclosures to 10th. The estimate is that from 2009 to 2012 over 132,000 houses would be foreclosed upon. According to RealtyTrac in King County last September 935 new cases of foreclosure were noted; of these 115 were in Kent – one of the worse affected regions.

Orwall reiterated that foreclosures were affecting all directly and indirectly. It continues to rule spreading its tentacles to friends and neighbours apart from the family. The house owners are facing severe pressure and the market is deluged with empty houses. If they are sold it is at heavily discounted rates and this is regularly impacting on the value of adjoining houses.

Orwall claims she has worked out a new programme with the stakeholders to enable the house owners to continue staying in their houses, wherever it is possible. The resolution will be reached faster – without having to wait for twelve and sometimes sixteen months. Her bill has been named Foreclosure Fairness Act of 2011. It has been supported by both parties and was inked by the governor on 14th April.

The newly enacted law will give help to 45,000 households that are apprehending foreclosure notices this current year. The programme kicked off last 22nd July and in only three months more than 600 across the state have come to a halt. The homeowners are now getting a chance to sit for mediation.

The new law has brought back both sides to the mediation table to find out other options to foreclosure. The law mandates that the borrowers would have to be notified about the foreclosure counseling that is available and the possibility of mediation. Counseling will help the house owners understand all the alternatives they have and be advised about the best steps they can take.

Orlando Foreclosed Homes-The First Love of The Real Estate Investors

Orlando foreclosed houses especially in Orange county, have attained high amount of popularity in the America’s reality market. When it is about making a smart reality investment the investors foremost choice is the buildings in Orlando. One of the major reasons because of which the investors prefer to buy the property at Orange County is that they get high amount of benefits that are attached with the foreclosures and the top class residential amenities that are present across this amiable and vibrant city.

This place is highly popular throughout America for its adventurous theme parks, rocking entertainment areas and its bubbling nightlife. Different city attractions and various exceptional recreational activities have made this region a well- accepted destination for leisure travelers and families. The major attractions of this land include the well- known Science center, loach heaven park photo tour, museum of Art, Turkey Lake Park and Orlando Area Walking Tours. All these incredible features can be experienced by the moderate budget home purchasers as the foreclosed homes in Orlando are now available at an average reduction price of 25% which in turn makes them highly affordable and lucrative ventures.

One of the prominent aspects which makes these primers more affordable and ludicrous for the prospects are the availability of the large range of housing loans at low rate of interests that are offered under the Orlando Housing Authority’s Home Ownership Program. OHA has been working round the clock to create a strong support network to offer economical housing to the moderate budget purchasers. Since 6 years, OHA has been announced as the top performers by the United States Department of Housing and Urban Development.

With the passing time this city has bloomed from a farming land to a major tourism region. It has become a home for many popular adventure parks and leisure resorts in America. It has some of the world’s most renowned tourist attractions such as Walt Disney World, Universal Studios, Universal Resorts and Sea World. This region’s booming economy and prosperous tourism industry has also made it a sound reality market. All these features and attractions make properties at this area a much benefited long term investment for house purchasers.

On one hand this land provides a very thriving and vibrant lifestyle to its citizens and on the other hand its neighborhood areas are a beautiful fusion of health facilities, scenic beauty, and high profile education. Some of the most liked residential areas which are presently providing foreclosed homes at highly economical prices rates and these places include High end societies of Seminole County which comprises of micro and multifamily for sale. Other adjoining places with top ranked schools and a supreme quality living includes the hamlet of Longwood, Lake Mary, Sanford and Water Spring and these regions also serve as a home to the finest waterfront housing in US.

The grand combination of prime residential societies, prodigious city life and affordable housing are some of the major benefits of Orlando and Orange County foreclosed homes which make them an impeccable choice of the families, tourists and businessmen.

One of The Most Active Segment in Residential Property Pune

The Pune Metropolitan Region real estate market continues to show signs of stability in terms of demand and supply according to a recent study by Gera Realty. Some of the significant builders of India have begun their works from real estate market of Pune and have obtained remarkable applaud at the same time large capital gain for every residential property. The real estate industry of Pune started witnessing waves of growth around the late 90’s when the IT and related companies started setting up base in the city. Similarly, the already present auto cluster also started booming with bigger names coming here.

With the demand for quality residential spaces and availability of huge land parcel, Pune city started witnessing trends like integrated townships during that period. There are many residential property coming up, that are changing the fabric of the city. Today Pune is actually given importance in the real estate business in India and is considered amongst the cities such as Mumbai, Bangalore, Chennai, Gurgaon and Delhi/NCR etc in view of development for real estate and at the same time for property prices.

Pune city is home for significant manufacturing industries in the country where there has been thirty to fifty percent growth in the residential property business. The appreciation in respect of capital value for majority of commercial as well as residential properties is worth mentioning. Builders of Pune have developed major commercial and residential property at Bhandrkar Road, Karve Road, Viman Nagar, Dange Chowk, Shivaji Nagar, Pimple Saudagar, F.C Road and many other places. People have a large array of options when renting or buying a residential property in Pune.

Development in the Western Region of Pune started only about 15 years ago. Earlier, the area comprised primarily farm or barren land; however now some of these locations are premium locations. Pune is now expanding quite rapidly in all directions. West Pune which includes various suburbs like Aundh, Baner, Wakad, Kothurd, Balewadi, Tathawade, Bavadhan, Pashan among others has undergone a complete makeover. Pune has turned into a most lucrative place for residing thanks to the endeavour of builders. One of the cost effective housing project is Bosale Construction, this firm possesses an experience in the matter of housing industry for exceeding than three decades. They are the leader in making residential hosuing projects in the localities of Pune University. The other renowned builder in Pune is Gera Properties they have shown their capabilities by making not only residential property but also properties for commercial needs.

Private property developers along with local property builders and civic authorities are pouring in more investments in the city. The residential property segment also doing well there. These days, Pune builders are focusing on affordable houses. Prominent real estate builders like Kolte-Patil, Gera Properties have announced affordable housing property in Pune. These builders have outlined that the quality of construction will not be compromised, however these residential property would not have elaborate lifestyle features.