Re: I have a question - Posted by Mike-BC
Posted by Mike-BC on April 04, 2006 at 01:00:17:
As Dutch mentioned, you need to know the numbers.
This is especially true if you are flipping. Buy, rent and hold strategies are more forgiving as time is forgiving - you can be off a thousand or five and it won’t hurt you much over ten years of renting a property.
An old saying in REI is that you make money when you buy, not when you sell. Prove to yourself that you know how much the house is truly worth, don’t take the seller’s word for it. Look at what comparable houses recently sold for, check in with a realtor, or spend some money and pay for a professional appraisal. Can you get a further discount in price - how desperate, I mean motivated is the seller? Are you familiar with structuring a flip - what are the features of a flip, how is the purchase worded, how is the sale worded?
Then think about what you could sell the property for…are there any cheap and quick fixups that would add value? Can you sell it as a lease-option for a premium price and collect a premium rent at the same time?
I have asked a lot of questions - now some of my experiences. My main approach to REI has been buy, hold and rent but I have done a couple of flips over the years.
When flipping, you need to have both a seller and a buyer in place at the same time. In fact, it works best if you have a buyer lined up first. You know their wants and their limits as far as property features and price is concerned. Then you go out and find a property that fits their criteria. Once you have found a suitable property, get the property under contract. In BC, we refer to it as the interim agreement, it becomes final when we sign the papers at the lawyers office. When you sign the contract for sale, make sure you include a clause that allows you to assign the contract to another buyer. You also want to have an escape clause in the event that your buyer backs out. In BC where I live, this typically is a clause involving obtaining financing, Ex. Sale is dependent on the purchaser obtaining a mortgage.
I haven’t given you a blueprint, but I hope I have given you enough to direct further research.