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Monday, July 9, 2012
Macro-economic Trends And Safe Haven Investments
Saturday, June 30, 2012
What Does Morgan Stanley Know???
Morgan Stanley predict a 5% to 8% decline in home prices between the fourth quarter of 2013 and the first quarter of 2014. What do they know? I think that they might be on to something.
They predict that retail home sales prices will fall 5% to 10%. They think that this has something to do with the feasibility of getting a mortgage along with the measures of affordability of our population.
Fannie Mae's economic research team put out a new report as well that predicts that home prices will reach bottom in 2013.
In Morgan Stanley's report they say that even thought there is a constant "household formation", the only choice that most households have is to rent. Even though there is demand for people to buy real estate, the inhibited mortgage credit availability is what is keeping people from buying. For investors, there is a high demand for rental properties because everyone needs a place to live. Think about it, if you can buy a rental property right now, rent it out and get over a 2% return on your money, then you are beating what the banks are giving you on any secured investment. Another option is to go to the stock market where your investment is collateralized with shares of a company that can go belly up any day, or you can buy commodities like Gold and hope that the price goes. The problem with commodities is that you don't get any monthly income, you only make money when you sell. In May, Bank of Americasaid the homeownership rate will normalize to 63% and remain there, pulled down by the continued flow of foreclosures. The national homeownership rate stood at 65.4% in the first quarter, falling 1% from a year earlier and 0.6% from the previous quarter, according to the U.S. Census Bureau.
“We are bullish on rental housing,” analysts at Morgan Stanely said. “In our view, the incremental demand for shelter will be largely met by rental housing. The homeownership rate, which has sharply declined over the last few years, is unlikely to revert to the highs attained during the middle of the last decade.”
http://sequ.com
Friday, March 2, 2012
Warren Buffett’s Investment Advice Is To Buy Houses
Thursday, March 1, 2012
Completed La Mesa Flip
Here is the completed flip that was purchased in November
You can see the link to the original post here;
http://pfllc.blogspot.com/2011/10/new-flip-in-la-mesa.html
As you can see the property looks vastly different now then it did before. The original plan was to build a bedroom and bathroom onto the property in order to really increase the value and when the borrower was in the process of getting permits, he decided that it was more trouble than it was worth. Unfortunately, for the borrower, there was some wasted time while he was attempting to get permits for this property and was paying interest during that time.
http://sequ.com
Thursday, December 1, 2011
Completed Rehab in Spring Valley
I think that everybody needs to put their money where their mouth is so what I decided to do is to buy a distressed property and do a rehab project myself from A-Z. Here is the deal that I put together;
$262,000 - Purchase Price
$49,258.25 - Construction Costs
$449,000 - List Price
The property is a 2,642 square foot single family home. This house consists of 5 bedrooms, 3 bathrooms and an office/optional bedroom. The property was built in 1997 but was very abused since it was built. This lot is zoned RS4 meaning it is zoned for four units. The house has a detached garage that has been converted into a 2 bedroom 1 bath house that can be easily converted back into a garage. This property has an incredible 270 degree view as well.
This property sits on a 55,000 square foot lot (1.27 acres). Most of the time when I see that there is a property with such a large lot, the case is that the lot is not buildable. This particular lot is graded and sits below grade of this house. In theory, if you were to build another house on that lot, you would not be side by side with your neighbors. I like these types of properties because the buyer has the opportunity to possibly subdivide in the future and either build another house or sell the lot. The lot that is attached to this house would sell for $50,000 right now but much more in the good times. This is a potential retirement plan for the person that decides to buy this house.
Here are some pictures of the completed product;
http://sequ.com
Sunday, October 23, 2011
New Flip in La Mesa
This property is currently a 2 bedroom 1 bath house. The rehabber is planning to add a master suit and bedroom to this house. Making it about 1,300 square feet when it's done.
The purchase price is about $175,000 and I am doing thew hard money loan at about 80% of the purchase price or $140,000. The rehab is should cost approximately $50,000 and will take about 4 months. I estimate that this property should sell for about $330,000 when it's done.
There is one thing that I really like about this property that does not show on paper but I'm sure will show on the MLS when the property goes for sale. This particular property is zoned for 3 units. I like these types of value adds because it give the perspective buyer an opportunity to make money on the back end. When someone buys this house, they will know that in the future they will be bale to do more with this property. These days no one know what is going on with their retirement plans or pensions, properties like this give the buyer an alternate source of future income.
Take a look at these picture of the before;
Monday, October 17, 2011
I Survived Real Estate 2011 - Appraisal Issues
First of all, I have to say that Bruce Noris and his team really do a great job of putting together information and asking the questions that everyone has on their mind. Bruce Norris has a hard money company that is in Irvine that does a lot of the loans that I do, they also have a loan program that they extended to the public where they give loans for 8 years at a lower interest rate with higher points (kind of the opposite of what I do). Even so, at any event that I go to where Bruce speaks, he never pushes his product and I must really commend him for that.
The reason for this blog post is to address a certain topic that was barely touched on by Shaun O'Toole from ForeclosureRadar.com (great site for anyone that is interested in learning about trends of foreclosures or looking to buy properties at the auctions). At the end of the whole evening when the panelists were asked about what they would like to see happen in real estate this upcoming year, Shaun stated that the whole appraisal process is completely screwed up and I agree with him. He stated that if you go into a market where there are no comparables for an appraiser to pick out, they pick the closest comps that they can get and a lot of times the values don't make sense. His idea was to comp out properties not by other sales but by the cash flow that they produce. If you can make sure that the property cash flows with the market rent, then you can decipher the value from the rent that the property will produce. I don't necessarily agree with him on the whole idea but if someone is willing to buy a property based on the cash flow at a certain price, there should be some sort of variance that you can have on the appraised value.
I was just affected by this issue on a certain multiple unit property that I was selling. We went through the whole inspection, appraisal and walk through process and the buyer was completely satisfied with the sale. When the appraisal came back, it came back lower than the sales price and it put a hitch in our sale. Now this property is superior to any comp that the appraiser had on the appraisal report but because there was a value discrepancy according to some HACK appraiser, the buyer was thinking to back out of the sale.
The buyer was agreeable on the sales price based on the market rents of the units and the cap rate until the appraisal came in. This particular property was completely superior to other multi-unit properties in the area yet the appraiser could not bring the value up. There should be a 2% variance on the allowable discrepancy between the appraised value and the purchase price. When you go to buy a car, the loan company has an allowable 20% variance on the purchase price and that is just on a car. When you are buying a property that is in some cases close to a million dollars, you can't stretch even $10,000. This is ridiculous.
If the case is that the appraiser knows EXACTLY what properties are worth what do you need real estate agents for? Why doesn't someone that is selling a property just get an appraisal and put that appraisal in the classified section? The seller can save 5-6% on commissions that way and there is no second guessing what the property will appraise at.
The other problem is that if a bank orders an appraisal, they are held to the "Home Valuation Code of Conduct" or HVCC. According to HVCC the bank must use a third party company that will order the appraisal for the bank. The bank can not contact the appraiser directly as well as anyone else that is in the transaction. The company that is responsible for picking the appraiser only have a certain amount of choices to pick from (appraisers that have signed up with them). Most of these companies will not give the same appraiser more business than the others so what they do is switch appraisers that they send requests to so that everyone gets their fair share (kind of like communism). What ends up happening in many cases is they pick appraisers that are not from the area to appraise properties. If you are sticking with the current appraisal system, this presents a problem because it's really easy to overlook the railroad tracks that the appraiser is crossing.
In my business, this is not a big deal because most of it is hard money loans but I feel bad for my clients that are rehabbing properties because they are at the mercy of this royalty that we call appraisers.
Thank you for lending me your ear, or rather your eyes, and entertaining an issue that I'm sure many of you have run into.
I would lime to thank Michael Khunis for lending me some ideas for this post.