When dealing with motivated sellers (in foreclosure) that have a balance owed with a skinny spread ($56,000 owed, after repair market value approx $69,000) am I wasting my time dealing with the owner? Should I be calling the lender to discuss a discounted note? House needs very little work but holding costs may whittle away at my profit. Should I typically be looking for wider spreads, or can these situations be profitable?
Dave:
Although it might be feasible for you to negotiate a way for this motivated seller to be able to sell their home, and get out from under their existing debt, there is really not a lot of “spread” or equity here between what this seller owes and what you might be able to retail the home for. I generally look for opportunites where there is no more than 65% owed against the possible retail sales price. In this instanace that would be around $45K or less.
However, you could market this home FAST for the seller by using OWNER FINANCING as both a marketing and financing tool. If the home sells for $69K and you can get 10% cash down, then the note balance of $62,100.00 could be sold to generate around $57,000.00 +/- in cash. This $57K cash along with the 10% cash down payment ($6,900.00) provides approx. $63,900.00 in cash. This is certainly enough to pay off the existing debt, help these homeowners stave off a foreclosure, and put a few dollars in your pocket for your trouble.