Naive & broke but wants to buy rental property - Posted by Mark Lockyer

Posted by AnnNC on February 11, 2001 at 16:42:02:

I like door number 4. I am looking at a duplex, empty and free and clear. Owner has several other properties (also F & C) and needs cash to repair.
What would be reasonable/customary for the structure of the timing of closing or beginning of payments so that the seller and the hard money lender can get paid out of
tenant rents? (ie, buy some time) with some cash to seller at closing, (from HML) and delay beginning of
payments on owner small second until rented?

Thanks for the informative post. Ann

Naive & broke but wants to buy rental property - Posted by Mark Lockyer

Posted by Mark Lockyer on February 09, 2001 at 08:56:56:

OK … is it possible to buy a rental property with no deposit (or maybe 1 or $2,000.00), get finance and after rent come out ahead (in the black) monthly (even $50 a month would be great!)? What are the ingredients for this to happen? Please speak simply because I am new to this game but my goal is to get rich. Please help me!

Re:Naive/broke but wants to buy rental property - Posted by Ed Garcia

Posted by Ed Garcia on February 09, 2001 at 09:27:46:


There is no MYSTIC to this business, just common sense and KNOWLEDGE.

Mark, workshops and seminars are done on your question, so there is no way I can answer it in just one post. But here is a little example of things I tell a newbie who is just starting out in you situation.

In my workshop, I teach that there are at least 9 different ways you can do a deal with poor or bad credit.

Now before I give them to you, I want you to know that I’m really supportive of learning deal structuring. The first thing you need to do is, “investigate your deal” to know what I call (where the bodies lie) another words what is the seller’s main objectives or motivation. That allows you to have an idea of what approaches are going to be compatible with the sellers needs, allowing you to do the deal.

Here are the 9 ways that I’ve mentioned.

(1) PARTNERHIP: Find a 50/50 partner. It don’t have to be 50/50, it can be what ever you can negotiate.

(2) FLIP: the best way to flip is to find a potential buyer first and then find a property. You can do this by running an ad on a property to see what kind of action you get. Once you have a potential qualified buyer, you’d be surprised how easy it is to find them a house.

(3) LEASE OPTION: Many times you can buy and sell with a lease option. We call this a “Sandwich Lease Option”. Jim, I’m not going to go into any great detail, you can find this information all over this forum.

(4) SELLER CARRY BACK: This is one of, if not my favorite ways to buy. Now the best way to utilize this system is to do a second seller carry back in order to give the seller some cash in the deal. If money doesn’t exchange hands, many times the seller doesn’t feel that they consummated a sale.


I find a house that has a small balance on the first. Lets say the house is worth a $100,000; the balance on the first mortgage is $30,000.

If I wanted to buy this house for lets say $80,000, I could ask the seller to carry back $15,000 and go to a hard money lender to borrow 65% of AMV (appraised market value) of which is $65,000 and the seller carrying $15,000 in second position, would ad up to $80,000. It would also give your seller $35,000 new cash, and $125.00 income on the $15,000 loan that they carried at 10% interest only, for 5 years.

(5) HARD MONEY: Hard money, is an equity loan made at approximately 65% LTV, based on the equity of the property only. Credit is not a consideration.

(6) HARD MONEY/SELLER CARRY BACK: Again, You can have the seller carry back a second and refinance the first, giving the seller some money. You can do variations of this system.

(7) SUB PRIME FINANCING: Many National lenders will provide financing at 70% with poor credit and won’t verify money down.

(8) SUB PRIME/ SELLER CARRY BACK: Again this combination can provide money to the seller, rather than ask them to carry the whole thing. Also there are local independent portfolio lenders that will lend as well as mortgage co’s and I always recommend seeking them out. National one’s would be Associates Finance, American General, Beneficial etc.

(9) CREAT YOUR OWN MORTGAGE: In our work shop, Terry Vaughan covers this, and shows you how to discount it and market it.

Mark, I hope this post is helpful to you and will encourage you to stay with it. The only way you won’t be successful in this business, is when you stop trying.

Ed Garcia