Three Ways To Maximise Your ROI When Purchasing Investment Property – Part 1

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Property Investment is one of the oldest forms of wealth accumulation and should always be part of a larger portfolio of investments so as to balance out your risk. However, unlike other paper securities, the financial value of a house or for that matter any other investment property does not vary very much. Granted it may increase slightly over time or drop a little during a property slump, but this is marginal. That is why banks over time created a separate type of loan for real estate as opposed to other forms of movable chattels and this is the mortgage. This article series will highlight for you three ways to make more money and maximise your return on investment (ROI) when purchasing your property.

The first method is for you to increase your ROI by using leverage from the bank. When you purchase with your own money and then use the bank’s money to pay for the rest of a property, the return on investment would be the total cash flow minus the interest paid out to the bank and this would trump purchasing the property merely using your own money. So in other words, your return on investment would increase because you are in effect using less money to make more profit and this is the basis of the concept of financial leverage in real estate investing.

A separate spin on this idea is for you to always divide up your initial capital into several lots and purchase several plots of property at the same time and generate several cash flows from your property investment. Note that while doing this, always have an eye out for which part of the property cycle you are purchasing in. If you purchase a property during the rental boom years, there is a chance that your cash flow calculations might not hold during a downturn in the economy, thus always take a more conservative outlook to your cash flow calculations.

In conclusion, using financial leverage from a mortgage can be used as a way to increase your return on investment. However, mortgages are complex instruments and the best way for you to get the best deal is to find a mortgage broker who can then do the maths and determine the best mortgage for your particular property investment. Remember its not how much you make in gross from your rental property, but how much you get to keep after taxes and interest payment that is key to making money from property investment. This is a three part series and we will continue in the next article on how to buy a property at a bargain and boost your property investment ROI.

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How to Avoid a Bad Investment Property Deal

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When considering investment property of any type, it may appear to be in top shape and without a flaw. However, looks can be deceiving, to ensure that you are indeed getting the deal of a lifetime there are some things you want to look out for, which leads us to this article “How to avoid a bad deal-five signs”. We are certain you do not want to purchase any investment property of any type, only months or even a year down the road find out that the investment property was a bad one or it is simply hard to sell when the time is right, well, here is how you can avoid these things.

Say No to Flood Regulation Lines and Flood Plains

For those of you that do not know, a flood plain is defined as level land within an area that borders a lake, pond, or river. Typically, flood plains can be determined quite easily, if you notice any indications of delta plains, levees, back swamps, or oxbow lax, this will tell you it is a flood plain. A flood plain has high instances of flooding or high water levels.

You definitely want to stay away from these areas when considering a piece of investment property. The offer for that particular property may seem too good to pass up; however, you may find yourself having to face a great deal of headaches, frustration, and even damage later on.

Say No to Rising Damp

Again for those of you unaware of what rising damp is. This occurs when the ground water flows in a vertical manner through the wall structure of the investment property. The pores in the masonry allow the water to rise and effect the entire structure. Age, Bridging, and Earth levels can all lead to rising damp.

There are many different ways of identifying rising damp. For example, if you attempt the paint the walls in a piece of investment property suffering from this occurrence, the paint will simply not take. Additionally, you will find that wallpaper will experience the same result. In fact, existing wall paper, if it has lifted from the walls, will possess stains underneath.

Take a moment to feel and inspect the plaster walls. When feeling it, test it to find if it will flake easily or feels soft and spongy. Furthermore, inspect the way the plaster actually looks, if it looks like crystals or a powdery substance, the investment property likely has rising damp. Further indication of rising damp may include falling or fretting mortar, skirting boards, mold, or rotting floorboards.

Inspect for those Annoying Pests

Pest inspection should be one of the very first things on your list when looking into any type of investment property. It may cost you a little bit of extra money, but in reality, the inspection alone could result in actually saving you money at the same time, not to mention the hassle of dealing with pests.

Peace of mind with investments comes with having a pest inspection done by a professional service. With a professional pet inspection, the property will be completely inspected and you will receive a report with findings on pest issues, such as termites. Experience, knowledge, and reputation all must be considered when looking for a pest inspection service.

Summary:

When you are looking into investment property, the one thing you want to stay away from are bad investments. A good deal, comes with a great price and sound surroundings and structure. Anything less, may point to a really bad investment. Find out here, what you should be looking for to ensure you end up with a good investment.

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How To Choose A Good Investment Property Mortgage

Author: admin / Category: buy property, conveyancer, estate agency, estate agent, Estate Agents for properties, for sale, for sale, free information, home buyers, house, house sales, how to sell your home, land, listing, mls, mortgage bond, properties for sale, property for sale, property sales, property wanted, Real estate, realtor, rentals, rentalsEstate Agents for properties, renting property, sell property, selling property

Investment property refers to any real estate asset, which is Non-Owner Occupied. The key intent of such an investment is the rental income that is accrued from it, along with the appreciation in its value over a period of time. Those who possess the necessary funds often look for profitable investment properties. In order to cut down the initial expense, by lowering the down payment, people usually acquire an investment property mortgage for financing their purchase.

An investment property mortgage refers to a loan or lien on an investment property that has to be paid over a specified period of time. In essence, it’s a personal guarantee that you would repay the money you have borrowed to purchase your investment property. There are several types of investment property mortgages, each with its unique features, benefits and pitfalls.

Fixed-rate mortgage – This is the most prevalent mortgage type because the monthly payments are stable. The interest rate throughout the life of the mortgage is the same as that at the outset. The major benefits of a fixed-rate mortgage are inflation protection and a relatively low risk.

Adjustable-rate mortgage (ARM) – This type of investment property mortgage has variable interest rates and monthly payments throughout the life of the mortgage. This scheme is popular because it often starts with lower monthly payments and a lower interest rate. The interest rate, however, can change during the life of the mortgage, which means that your monthly payment would change subsequently. It is imperative that you are aware of the nuances of an adjustable-rate mortgage prior to applying for one.

Balloon/reset mortgage – This has monthly mortgage payments based on a 30-year amortization schedule (mortgage repayment schedule). In general, the borrower has an option to pay off the arrears or reset the mortgage at the end of a 5-year or 7-year term. Therefore, this investment property mortgage type offers the advantage of a low payment but the mortgage must be completely paid at the end of the specified term.

Investment property mortgage can be availed on several property types, such as an apartment, a condo, any commercial property, or a plot. It can be acquired from leading banks and financial institutions, which typically verify your credentials (income source, savings and credit score) prior to offering mortgage. Selecting an investment property mortgage is as crucial as selecting a property. Therefore, decide on what amount of interest and monthly payments you are capable to mete out, and then select a mortgage accordingly.

Copyright © 2006 Joel Teo. All rights reserved. (You may publish this article in its entirety with the following author’s information with live links only.)

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Investment Property Financing : How You Can Make Money With It

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Contrary to popular believe, real estate investments do not necessarily require loads of cash at the outset. In fact, many real estate tycoons have made their way to the top through leveraging or financing. Investment property financing is an excellent real estate technique, and a norm among seasoned investors. The reason is obvious – Firstly, you lose on significant profits if you don’t leverage your investment. Secondly, real estate does involve some risk and, hence, you wouldn’t want to put each penny of yours on the line.

Real estate can be a lucrative endeavor if you make use of investment property financing. As an example, consider the following scenario:

Say you purchase a property for $100,000 that appreciates at a rate of 8 percent per year. If you rent the property, you are likely to accrue a profit of around 16 percent per year. With investment property financing, however, this net profit could skyrocket to over 100 percent. In general, real estate investors can have a property financed for up to 95 percent of its total purchase price.

How investment property financing works?

Bearing in mind the above scenario, let’s suppose that your rental income completely covers the expense of owning the property. Now, an 8 percent appreciation in property would yield a profit of $8,000 per year. If you are able to acquire 95 percent financing, you would have to pay only 5 percent as down payment, which is $5,000. Therefore, you bag returns of $8,000 on an investment of $5,000 – that is an overwhelming 160 percent return on your investment.

If you are willing to go a bit further and invest in 10 such properties (with 95 percent financing on each), you could end up accruing a profit of $80,000 per year. Therefore, investment property financing is always better than an all-cash deal. However, attaining finance for more than 5 or 6 properties can be quite cumbersome. As an investor, you need to be articulate enough to put forth convincing arguments, and you must possess exceptional negotiation skills.

All in all, if you have bountiful of cash, and are content with trifling returns on your investment, then you may not look for investment property financing. However, if you crave to be a big gun in real estate, and you also want to test the waters first by not using much of your own funds, then investment property financing is the way to go.

Copyright © 2006 Joel Teo. All rights reserved.

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Why You Should Finance Investment Property Via Debt

Author: admin / Category: buy property, conveyancer, estate agency, estate agent, Estate Agents for properties, for sale, for sale, free information, home buyers, house, house sales, how to sell your home, land, listing, mls, mortgage bond, properties for sale, property for sale, property sales, property wanted, Real estate, realtor, rentals, rentalsEstate Agents for properties, renting property, sell property, selling property

Are you looking to get your feet wet in real estate but don’t know how to begin. If you ask the more creative and experienced of investors, they would suggest that you look for financial institutions that finance investment property. That is, the golden rule of real estate is to use other people’s money to leverage your investments.

Seasoned investors advise against investing scads of money on a single real estate asset, even if you have the funds to do it – simply because it is too risky a proposition. Moreover, you forego the benefits of leveraging.

Nowadays, several reputable lenders offer finance for up to 95% of the purchase price of the property. The most alluring feature of such schemes is that they cut back on your out of pocket costs when acquiring an investment property. Moreover, the finance is typically available in the shape of a single loan, which can be used to invest further in other properties.

The benefits of financing can be better understood with an example. Let’s assume that you purchase an investment property, without financing, for $150,000. If your expected yield from the property is 10%, then you would get returns of $15,000, which is a 10% return on your investment. On the other hand, if you get your property financed up to 95%, then you would effectively make the same profit on a mere investment of $7,500, which amounts to be an overwhelming 200% return on your investment.

Lenders that finance investment property up to 95% normally offer loans with a 15-year or 30-year term. These loans may either be fixed-rate or adjustable-rate. Lenders verify your credentials, such as your income source, savings and credit score, prior to offering finance. Though low credit scores are permissible by many financial institutions, a healthy credit score does help acquire finance at low interest rates.

While choosing a financial institution that will finance investment property, ensure that you are thorough with the terms of the finance agreement. Although financing your investment property seems like a profitable option, you may not be able to acquire finance for just about any property you desire. Reputable lenders offer finance for no more than 5 investment properties. And this too can be rather tough to accomplish. You need to be eloquent enough to persuade the lender into offering finance.

All in all, it is prudent to seek lenders that finance investment property. Financing empowers you to leap ahead in your real estate career at a rapid pace. It helps you augment your investment portfolio, which leads to significant profits in the long run.

Copyright © 2006 Joel Teo. All rights reserved.

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Obtaining a First Mortgage for Investment Property

Author: admin / Category: buy property, conveyancer, estate agency, estate agent, Estate Agents for properties, for sale, for sale, free information, home buyers, house, house sales, how to sell your home, land, listing, mls, mortgage bond, properties for sale, property for sale, property sales, property wanted, Real estate, realtor, rentals, rentalsEstate Agents for properties, renting property, sell property, selling property

As the name implies, a first mortgage for investment property is simply the first loan that is issued for the property. When you purchase a piece of real estate, the loan that you receive as financing is also known as a first mortgage.

Before you apply for a first mortgage for investment property, it’s a good idea to obtain a copy of your credit report and confirm the accuracy of the information listed therein. Every 12 months, you are entitled to receive a free copy of your credit file from each of the three credit reporting agencies, including Equifax, Experian and TransUnion. The best way to choose a lender for your first mortgage for investment property is to shop around. Compare interest rates, required down payments and other loan terms in order to find the best fit.

When you speak to a lender regarding a first mortgage for investment property, they will explain the required down payment, invite you to fill out a loan application, access your credit file and possibly even provide you with a loan decision within hours. In most cases, a lender will require a down payment ranging from 20-35% for investment properties. Depending on your credit history, you may be asked to pay a slightly higher down payment than average. Because the purchase will not be used as a primary residence, the loan term will likely be shorter than a traditional mortgage.

When it comes to a first mortgage for investment property, every lender will require that a title search be performed on the property prior to approving a loan. A title search can be performed by a licensed attorney specializing in real estate and is beneficial for making sure that there are no judgments, liens or back taxes on the property. In addition, a title search will confirm the identity of the property owner and will ensure that the seller has the full right to deed the property to a new owner.

While shopping for a lender, most investment property buyers will apply with more than one lending institution. Although it is widely known that multiple credit inquiries in a short period of time may lower your credit score, applying for a mortgage is slightly different if the inquiries are made close together. The reason is because lenders expect that you will apply at multiple locations and may, therefore, not let recent inquiries for a mortgage loan deter them from approving your application for a first mortgage for investment property.

A first mortgage for investment property will be more likely to be approved if the hopeful buyer can provide an appraisal confirming the market value of the property. A loan is even likelier to be approved if the property is being sold for below market value, which will result in instant equity. These factors, combined with an appreciating market and a large down payment will increase your chances of being granted a first mortgage for investment property.

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