May 27, 2017

Learn How to Profit From Arizona Real Estate – February 2012 Calgary Seminar

Come join us for this FREE, live & education event on Canadians Buying Arizona Real Esate in Calgary, Alberta on February 21st, 2012.

Register for FREE today!

Learn how other Canadians buying homes in Arizona as rentals for positive cash flow, vacation rentals, 2nd homes & retirement homes.

Click on the image below to register for FREE today!


Contact us today about Canadians buying property in Arizona, Arizona real estate investments, buying properties in Arizona, buy a home in Arizona, homes for sale in arizona, canadians buying homes in arizona, & houses in phoenix.

Learn How to Profit From Arizona Real Esate – February 2012 Edmonton Seminar

Come join us for this FREE, live & education event on Canadians Buying Arizona Real Esate in Edmonton, Alberta on February 21st, 2012.

Register here for FREE today!

Learn how other Canadians buying homes in Arizona as rentals for positive cash flow, vacation rentals, 2nd homes & retirement homes.

Click on the image below to register for FREE today!

 

Contact us today about Canadians buying property in Arizona, Arizona real estate investments, buying properties in Arizona, buy a home in Arizona, homes for sale in arizona, canadians buying homes in arizona, houses in phoenix &  positive cash flow.

Regulations on the sales price of a fix and flip

We had a great question from a prospective investor this morning – “Are there regulations regarding the asking price when an investor puts their fix and flip on the market?” 

Our answer… as in all real estate questions – “It depends!!!”

Yes, if the new buyer is using an FHA loan to purchase the fix and flip… FHA has some guidelines on seasoning and the purchase price… if the fix up home is owned less than 90 days and is sold for more than 120% of what the Seller purchased it for – then they’re going to require 2 appraisals and want to see all the receipts of the upgrades and repairs that the Seller made to justify the price increase.

 9 times out of 10 – the price on a fix and flip is going to be more than 120% of what the investor purchased it for.

 But, the great news is – last year (2011) in Phoenix, over half of the buyers buying houses – were made with cash and conventional financing – and there are no seasoning requirements on those loans (conventional loans just require a desk audit which usually there aren’t any issues)… so those odds are nice too. 

However, if you do have an FHA buyer interested in your fix and flip – just make sure you’ve budgeted to pay for one of the appraisals (required by the FHA lender) and that you’ve kept all your receipts and invoices on your fix up house.

If you’re interested in buying a fixer upper or purchasing homes in the Phoenix area that are fixer up houses- contact Jason Dawson today to schedule a time to talk on the phone at 480.442.9809 to let us know how we can help.

FHA 90 Day Flip Rule Extends Waiver of Anti-Flipping Regulations Through 2012

FHA Extends Waiver of Anti-Flipping Regulations Through 2012:

In an effort to continue stabilizing home values and improve conditions in communities experiencing high foreclosure activity, Acting Federal Housing Administration (FHA) Commissioner Carol J. Galante will extend the FHA 90 day flip rule temporary waiver of the anti-flipping regulations.

With certain exceptions, FHA regulations prohibit insuring a mortgage on a home owned by the seller for less than 90 days. In 2010, FHA temporarily waived this FHA 90 day flip regulation through January 31, 2011, and later extended that waiver through the remainder of 2011. The new extension will permit buyers to continue to use FHA-insured financing to purchase HUD-owned properties, bank-owned properties, or properties resold through private sales. It will allow homes to resell as quickly as possible, helping to stabilize real estate prices and to revitalize neighborhoods and communities.

The extension is effective through December 31, 2012, unless otherwise extended or withdrawn by FHA flipping guidelines. All other terms of the existing Waiver will remain the same. The Waiver contains strict conditions and guidelines to prevent the predatory practice of property flipping, in which properties are quickly resold at inflated prices to unsuspecting borrowers. The Waiver continues to be limited to sales meeting the following conditions:

• All FHA 90 day flip transactions must be arms-length, with no identity of interest between the buyer and seller or other parties participating in the sales transaction.

• In cases in which the sales price of the property is 20 percent or more above the seller’s acquisition cost, the Waiver will only apply if the lender meets specific conditions and documents the justification for the increase in value.

• The Waiver is limited to forward mortgages, and does not apply to the Home Equity Conversion Mortgage (HECM) for purchase program.

Fannie Mae Investor Loans

Phoenix real estate investors are taking advantage Fannie Mae investor loans with only 10% down to purchase multiple investment properties. 

With the current low home prices, investors are flocking to Arizona and are buying Phoenix rental properties by the hundreds.  If you’re not paying cash and looking for attractiving Arizona real estate investor financing to allow you to purchase multiple homes, look into Fannie Mae investor loans. 

One deterring issue with purchasing an investment property is that it often requires a larger down payment and more stringent underwriting guidelines – typically 20%-25% down payment with conventional financing.  Even more if you’re looking at hard money or a private lender.

However, if you buy a qualified property that is a Fannie Mae owned property, the HomePath guidelines will allow as little as 10% down Fannie Mae financing for an investment property with NO private mortgage insurance and NO appraisal!

See all the Fannie Mae homes for sale in Maricopa County!

The requirements for Fannie Mae HomePath investment financing for investment propertie are as follows:

  • Purchase transactions only
  • Single Family Dwellings & Condominiums
  • Properties must be designated as Fannie Mae HomePath property (Fannie Mae Renovation Financing is not allowed)
  • Minimum mid-credit score of 660
  • Maximum Loan To Value of 90% (1-Unit properties)
  • Full documentation of borrower (income, employment, assets, etc.). 
  • Gift down payment funds not allowed with investment property
  • Maximum financed properties you’re allowed to purchase with this financing: 4

Here are some reasons why the Fannie Mae’s HomePath Mortgage Program for non-owner investor properties is beneficial and less cash out of pocket for you:

  • No mortgage insurance required
  • No appraisal.  Property value is accepted as the sales price and often times under market value
  • Fixed rate and ARMs available
  • Loan amounts up to $417,000 
  • Seller/Interested Parties may contribute up to 2% of the total purchase price towards paying some of your closing costs

It’s worth checking out this program for HomePath investor loans, if you have a limited amount of funds but want purchase multiple investment properties this might be a great route for you. 

Call us today at 480.442.9809 or contact us online  to discuss how we can help you find investment properties to purchase in Arizona.

Ff you need a recommendation to a participating mortgage lender who can help you with Fannie Mae investor loans, we can help you to0.

Where To Get The Best Real Estate Deals

According to the Realtor Magazine Daily News, with the rising foreclosures and the drop in housing prices across the country, investors and buyers can find plenty of deals in real estate. In Phoenix alone, housing prices are down nearly 45% from its 2006 peak (we’re ranked #1 and #2 for best deals!) and up to 70% discount in some areas of metro Phoenix. 

Recent data from Trulia.com’s quarterly Home Offer Report pinpoints where the best housing deals can often be found. Trulia’s report takes into account the average number of days on the market before the first price reduction, average discount during the price-cut period, probability of a second price cut, and the total percentage of for-sale properties that have had prices reduces at least once.

Currently, here are the cities offering the biggest home price discounts.

1. Phoenix, Arizona
Average number of days on market before first reduction: 48
Average discount in first reduction: 8 percent
Percentage of for-sale homes with price cuts: 35 percent

2. Mesa, Arizona
Average number of days on market before first reduction: 55
Average discount in first reduction: 8 percent
Percentage of for-sale homes with price cuts: 38 percent

3. Minneapolis, Minnesota
Average number of days on market before first reduction: 45
Average discount in first reduction: 9 percent
Percentage of for-sale homes with price cuts: 28 percent

4. Long Beach, California
Average number of days on market before first reduction: 58
Average discount in first reduction: 7 percent
Percentage of for-sale homes with price cuts: 33 percent

5. Baltimore, Maryland
Average number of days on market before first reduction: 62
Average discount in first reduction: 10 percent
Percentage of for-sale homes with price cuts: 30 percent

See the rest of the cities that made the cut.

The percentages above do not represent what homes are selling for off of the current list price.  With record sales in February through March 2011, homes in Phoenix are selling on average 96% of the current list price or higher and most listings are receiving multiple offers.

Contact us today to find where to get the best real estate deals for you in Phoenix… we help investors find positive cash flow properties, buy and hold real estate in Phoenix, Phoenix fix and flip houses, Phoenix fixer upper homes and biggest discounts in Phoenix Arizona real estate. 

Professional real estate investor Realtor services are provided by Jason Dawson, contact us todat at 480.442.9809 to get the best real estate deals in Phoenix!

Arizona Real Estate Investment Options

Smart investors world wide are looking to take advantage of the Arizona real estate investment options.

Acquiring  and investing in Arizona real estate has never been easier. Our goal as your Arizona Investment Realtor team, is to help show investors what options they have and how to make the right investing decision that meets their real estate needs – whether you’re looking to remodel a home,  lease to purchase, fixer upper homes, buy Arizona rental properties or find a vacation home. 

Arizona Real Estate Investment Options

Here is a simple spreadsheet that we created to show you the best real estate investments in Arizona… it shows the Rental Rates versus Sales Prices in metro Phoenix year to date from 1/1/2011 to 4/29/2011.

Phoenix has a variety of neighborhoods and also impressive master-planned communities – creating great opportunity for investors to pick up Arizona rental properties that will rent quickly and have very low vacancy rates. Some of the best real estate investments in Arizona one of the most sought after real estate markets in the Phoenix metro area. 

We have found that the “sweet spot” homes for investors to purchase… or the most desirable homes to aquire quality tenants are:
     –  single family homes
     –  3-4 bedrooms
     –  2-3 bathroms
     –  1,450 square feet to 2,000 square feet
     –  single story homes
     –  homes built in 1995 and newer
     –  homes without a pool

Are you ready to get started and start looking into buying investment properties in Phoenix AZ now?

Arizona is in the middle of the perfect storm for potential investors. 
    1.)  Prices have reached record lows… median home price is about $125,000 in Phoenix – down from $335,000 at the peak of the market in 2005.
    2.)  A lot of great people have been caught up in the falling home prices… forcing them to short sale or foreclose on their home.  Now they can’t qualify for a loan – but they still have good jobs and steady income… making them great candidates for a quality tenant.

There are great options for profitable real estate investing in Arizona with lots of options.  To cover all your options and come up with the right game plan for your goals… contact Jason Dawson, your Arizona Real Estate Investor Realtor today at 480.442.9809 or jason@TheRehabAgent.com.

Smart investors from all over the world are looking to take advantage of the Arizona real estate investment options, you can too.

Positive Cash Flow or Appreciation

What’s more important to you when buying an investment property – appreciation or positive cash flow?

Positive Cash Flow

Single-family homes in the most desirable neighborhoods may appreciate quickly, but because their carrying costs are high, in past years they have rarely generated the sort of income needed for positive cash flow. Times have changed though.

Our current market conditions have made this a perfect storm for investors looking for positive cash flow single family homes!  There are a lot of good people having to make tough decisions to short sale or foreclose on their homes that they refinanced or bought at the height of the market in 2006-2007 – they still have good jobs and possibly money in the bank… but their credit has taken a hit because of a short sale or foreclosure.  They still need somewhere to live and will make great rental tenants… and possibly be candidates for a lease-option or rent-to-own.   

With prices being at record lows (some property prices in areas of Phoenix are 70% lower today than those in 2005-2006!) and more and more people needing rental properties.

Chandler Positive Cash Flow Investment

Multifamily units that bring in the bucks each month are likely to be in a little bit rougher parts of town and aren’t likely to show as great appreciation.  Typically you’ll be competing with apartment complexes who can offer big incentives for tenants.

If appreciation is your goal, then only look at homes that have appreciated well in the past, those that shot up quite a bit in 2003-2005.  You’re most likely going to be looking in master planned communities where homes were built after 2000, 1,800-2,200 square feet, single level, 4 bedroom homes with no pool – those homes that will fit the average family.  

If you want guaranteed positive cash flow, you need to be looking properties with favorable balance sheets and with established, reputable tenants. Make sure that you see the income and expense statements for these properties for at least the previous two years if the owner will provide them.  If not, make sure that you get a rental market analysis on the properties so you know what the current rents are for the areas.  Look to see if there have been any property improvements, and what you can expect in terms of maintenance and repair costs, association fees and other expenses.

Once you locate a good income-producing property, consider your offer carefully – again consider what’s more important to you when buying an investment property – appreciation or positive cash flow?  We all want a great deal, however we’re currently experiencing a lot of investor activity and multiple bidders on properties.  Make sure you’re ready to make a competitive offer based on the recent sold comparable sales and market data of list price vs. sales price. 

We do quite a bit of work with buy and hold investors who are looking for Chandler positive cash flow investments as well as Gilbert positive cash flow investments… and we can do the same for you!

Contact us today for a free market analysis and the areas of town where rental rates are high and quality tenants are looking for properties.

Why Invest In Real Estate

With record numbers of foreclosures, short sale and notice of defaults… investors around the state, around the country and around the world are asking “Why invest in real estate in Arizona?”

Almost every short sale or foreclosed seller in Arizona transitions to a single family home rental, usually at a rental rate substantially less than what they had been paying on the mortgage, or mortgages, on their “upside down” residence.

The result of this is a high demand for quality rental properties. 

"Sweet spot" Chandler buy and hold real estate

Investors are buying residential rentals for cash or financing: the return on investment for a cash purchase is substantially (especially after factoring in depreciation and expense tax write offs) and safe – most of these homes are being purchase for less than the replacement cost… or what it would cost to rebuild the same house. 

Consider these two points of view for why invest in real estate: the investor and the prospective tenant.

The investor wants:
–  Newer construction for less maintenance and repairs: 1995 and newer
–  Good location & good schools (for appreciation and resale value): East Valley of Chandler, Gilbert, Tempe, Scottsdale, parts of Mesa, Ahwatukee and possibly (for ultra bargain hunters only) Queen Creek and the city of Maricopa
–  A 3-4 bedroom, single story home, with no pool, 1500-2100 square feet (not enough rooom for a large family who will likely bring on more wear and tear)
    –  Profile renter is a single parent, single professional, or parents with 1-2 kids
–  Planned community with greenbelts, parks, schools, and possibly a community pool with a HOA fee of less than $70 per month-  Access to freeways, shopping, restaurants and large employers (Intel, Honeywell, Aerospace, etc.)
–  Return on investment (cash flow + tax benefits) of at least 8%
–  Rents in the range of $1,100 per month ++
–  3-5 year opportunity for appreciation of 2-3% per year

Click here to see all the “sweet spot” investment properties in the East Valley area!

Prospective tenant wants:
–  Quality area (planned community with greenbelts, parks, schools, and possibly a community pool)
– Newer construction
– Possibly the opportunity for a lease to purchase to get back into the ownership game (built in buyer for you with no repairs when it comes time to sell!!!)
–  Lower monthly payment to re-build credit and their financial base/savings account

Example of “the sweet spot” Chandler buy and hold real estate: 

Subject property: Canyon Oaks planned community, built in 2001, single story, 1,842 square feet and no pool

      Purchase Price: $165,000 cash ($89.57 per square foot)
      Assume monthly rent of $1,250 (rent range of $1,100-$1,400 per month)

      Monthy expenses:
      –  Property taxes:  $113 per month
      –  Insurance:  $70 per month
      –  HOA:  $43 per month
      –  Property management:  $75 per month
      –  Maintenance & miscellaneous:  $100 per month
           –  Total Monthly Expenses:  $401

      Annual positive cash flow = $849 ($1,250-$401) x 12 months = $1o,188

      Return on investment (before tax benefits) $10,188 divided by $165,000 (purchase cost) = 6.2% ROI

Tax benefits:
Expenses:  $401 per month x 12 months = $4,812 
Depreciation expense (straight line 27.5 years) – land does not depreciate so take out 20% of the purchase price = $165,000 – $33,000 (20%) = $132,000 divided by $4,800 annual depreciation.

Annual tax benefits:
Depreciation:  $4,800
Expenses:  $4,812
Total tax benefits:  $9,612

The tax benefit will substantially increase the ROI, depending on how the investor holds the property (personally, LLC, trust, IRA, etc.).

The “multiplier effect” on this investment property is the likelihood of appreciation in the asset over a 3-5 year hold.

Now you have seen why invest in real estate to generate positive cash flow is a great opportunity.

Click here to see all the “sweet spot” investment properties in the East Valley area!

If you’re interested in investing in real estate Arizona or adding Chandler buy and hold real estate to your portfolio, fill out this quick profile about what type of property you’re looking for and we’ll set up a one on one consultation to set up an acquisition strategy that fits your exact needs.