Ali Safavi Real Estate Training

For over a decade Ali Safavi Real Estate has been training investor and potential investors in the art of real estate investing.  Like the Stockmarket, there are dozens of variables that go into each decision. However, unlike Wall Street the volatility is much lowers. So whether you are a seasoned veteran or just dipping your toe, here are some Ali Safavi Real Estate training tips to keep you on the right track.

Location

The old adage that “location matters” is most accurate when it comes to real estate investing. Before you fork over a down payment and put yourself in a significant amount of debt over a property, ensure that it’s in a good location. HOWEVER, there is something to be said for buying real estate in an “up and coming” neighborhood. We’ve written about this numerous times at Ali Safavi Real Estate. Sometimes there are cheap deals to be had in less than perfect areas. Five to ten years from now that could end up being the new hottest spot in real estate and you got yourself a bargain.

Real Estate Taxes

Unless you live under a rock (or have given up watching the news) you know that there is a new tax system underway. One of the major sticking points was property taxes. With the new GOP tax bill in place, anyone who takes out a mortgage between December 15, 2017, and December 31, 2025, can only deduct interest on a mortgage of up to $750,000, or $375,000 for married taxpayers filing separately (learn more). This may slow down real estate buying in some areas like California and New York. Whether you are a company like Ali Safavi Real Estate or a first time homebuyer, it’s super important to understand the tax burden you will face with a new property.

Credit is Key

Most of us will have to borrow money to buy a property.  One way to get around using your own money is to do a double-close deal. Short of that, you will need a bank. If you are investing in a second property, banks are less likely to loan money if your credit is less than great. At Ali Safavi Real Estate we recommend fixing your credit before jumping into real estate. You’ll save more in interest and the whole processes will just prove a lot easier.

Ali Safavi Real Estate has a number of blogs to help you in your investment journey. Visit Ali Safavi Real Estate, Ali Safavi News, Ali Safavi Real Estate News, and Ali Safavi Reviews.

Advertisement

How to Find an Investment Property

The real estate market is an intricate and diverse arena. It can be quite confusing to find a great investment property; especially for inexperienced buyers and sellers, given the different ways properties are made available in the market. And if that isn’t enough, with so many investment properties to choose from, investors may find it difficult to sift through the clutter.

Properties can be priced too high, or they can be lost among the thousands of other adverts. The information regarding the properties can also be hard to find. These are some of the most common problems that delay, if not totally hinder, a real estate transaction.

Investment Property

To counter these challenges, allow me to share with you 3 methods that you can use to efficiently weave your way through all the real estate properties available in the market and find the perfect investment property. Remember that each has its own defined niche, and matching it to the needs of the buyer and seller is the important thing.

52 Properties

52 Properties gives investors a wide range of access to different investment properties. Although they only send out one deal each week, they have access to over 25,000 properties in 43 different states.

Each state has a team assigned to it, thus getting information on the properties won’t be a problem.

Investor-friendly realtors

This category can be subdivided into two. First, we explore off market or pocket listings. These are properties that are not actively advertised in formal platforms (online, periodicals, etc.). Some brokers leave out these properties so they can offer them to specific investors.
The other group belongs to other investors. These are individuals who look to sell their investment property directly to buyers.

Multiple Listing Services

Multiple Listing Services (MLS) are services that allow brokers to make offers for compensation, promote mutual cooperation among fellow brokers, and distribute accumulated information regarding property appraisals. MLS are also an ideal source for all vital information regarding a certain investment property.

Real estate brokers are the primary users of Multiple Listing Services. Some of the deals in the MLS expire and do not get sold, some even reaching three months without any successful transaction.
Thus, sellers become even more highly motivated to sell their property. Ultimately, their motivation influences their judgment, and they are now more than willing to accept aggressively priced offers. This would not have been possible if the properties posted in MLS did not expire.
As a final thought, we can say that there are three underlying factors in making a successful real estate transaction. All of methods that we discussed above are greatly influenced by these three factors:

• Cash – This allows the buyers and the sellers to instantly close the deal and settle payment.
• Networks – As in any aspect of business, real estate is also about “who you know.” Specifically, these are people who directly or indirectly help complete the transaction. Among these home repair personnel, property managers, real estate brokers, and the investors themselves.
• The right people – A competent team who has the technical knowledge and the motivation to help sell the property is needed. 52 Properties provides such a team.

Conclusion

While the options available to finding an investment property is close to being limitless, there are a select few that can give you the best results in the least amount of time while spending the least amount of resources – that’s what the tips that we shared above can do for you.

If you need more help with finding the best investment property, you can contact Ali Safavi so we can have our associates help you with your needs.

Want To Find Good Real Estate Investments? Here’s How.

The real estate market is an intricate and diverse arena. It can be quite confusing to find a great investment property; especially for inexperienced buyers and sellers, given the different ways properties are made available in the market. And if that isn’t enough, with so many investment properties to choose from, investors may find it difficult to sift through the clutter.

Properties can be priced too high, or they can be lost among the thousands of other adverts. The information regarding the properties can also be hard to find. These are some of the most common problems that delay, if not totally hinder, a real estate transaction.

Investment Property

To counter these challenges, allow me to share with you 3 methods that you can use to efficiently weave your way through all the real estate properties available in the market and find the perfect investment property. Remember that each has its own defined niche, and matching it to the needs of the buyer and seller is the important thing.

52 Properties

52 Properties gives investors a wide range of access to different investment properties. Although they only send out one deal each week, they have access to over 25,000 properties in 43 different states.

Each state has a team assigned to it, thus getting information on the properties won’t be a problem.

Investor-friendly realtors

This category can be subdivided into two. First, we explore off market or pocket listings. These are properties that are not actively advertised in formal platforms (online, periodicals, etc.). Some brokers leave out these properties so they can offer them to specific investors.
The other group belongs to other investors. These are individuals who look to sell their investment property directly to buyers.

Multiple Listing Services

Multiple Listing Services (MLS) are services that allow brokers to make offers for compensation, promote mutual cooperation among fellow brokers, and distribute accumulated information regarding property appraisals. MLS are also an ideal source for all vital information regarding a certain investment property.

Real estate brokers are the primary users of Multiple Listing Services. Some of the deals in the MLS expire and do not get sold, some even reaching three months without any successful transaction.
Thus, sellers become even more highly motivated to sell their property. Ultimately, their motivation influences their judgment, and they are now more than willing to accept aggressively priced offers. This would not have been possible if the properties posted in MLS did not expire.
As a final thought, we can say that there are three underlying factors in making a successful real estate transaction. All of methods that we discussed above are greatly influenced by these three factors:

• Cash – This allows the buyers and the sellers to instantly close the deal and settle payment.
• Networks – As in any aspect of business, real estate is also about “who you know.” Specifically, these are people who directly or indirectly help complete the transaction. Among these home repair personnel, property managers, real estate brokers, and the investors themselves.
• The right people – A competent team who has the technical knowledge and the motivation to help sell the property is needed. 52 Properties provides such a team.

 

Five Ingredients of a Highly Motivated Seller

by Ali Safavi Real Estate on August 8, 2017

For a plethora of reasons, getting sellers to bite on aggressive offers is becoming exceedingly challenging these days. If the investors are clueless about the things that motivate the sellers, getting their offers accepted becomes nearly impossible.

In most cases, sellers have unrealistic beliefs and outrageous standards, and these are the things that investors need to hurdle with in order to succeed.

Knowing the 5 ingredients of a highly motivated seller is a crucial step in achieving the ideal purchase agreement. Investors need to get inside the minds of the sellers, and through these 5 ingredients, they can subtly, yet strategically dictate the pace of the negotiation to their favor.

Whether it’s a house, a condominium property, or simply a bare lot, the name of the game is to tap into the things that make the sellers “tick”. This is a powerful springboard that Investors can use to be successful in this industry.

These are the 5 ingredients of a highly motivated seller:

1. 1. Financial Distress

      Sellers are pushed by the stress of not having enough to get by. The reasons vary – financial hardship, job loss, divorce, or anything that requires a huge expense in repairs. Any one of these instances can cause a seller to be extra motivated to sell his property.

   2. Eyesores

      Whenever there is something in the property that needs repairing, owners would rather dispose property by selling it outright. They are more susceptible to accepting lower offers due to postponed maintenance in the roof, walls, windows, or any part of the property.
      Another angle to this second ingredient is when the property becomes the source of complaints from neighbors and the authorities. Any aspect of the property that poses some kind of hazard or danger will provide inconvenience to the owner. This can ultimately make him want to sell his property instead.

   3. Multiple price reductions

      When properties are put up for sale, some sellers become too optimistic and place outrageous selling prices. Or, banks who foreclose properties want to get rid of these properties the soonest time, since they are not really built to keep the properties.
      It is important here to hold your initial offer, so the agreed price goes down multiple times to your desired level.

   4. High CDOM/DOM (Days On Market)

      Sellers want to get rid of their properties ASAP, and they start to worry if their properties do not get sold in 90 days. Thus, at this time, they are more than willing to take much cheaper offers just to cut these properties loose.

   5. Life occurrences

      Life occurrences affect a seller’s motivation level. It could be a job transfer, a new family member, or perhaps a death in the family etc… These events can help push the owners to sell their properties for financial and emotional reasons. Maintaining these properties will only be a challenge for them since they have a lot of things in their life that they need to contend with. Hence, they tend to just want to sell their properties to interested buyers.

Conclusion
These 5 ingredients can aid in strengthening an investor’s battle plan in securing properties with their ideal offers. So if you’re having a hard time finding great deals, then you ought to look out for these 5 ingredients now.

Top Eight Reasons Real Estate Buyers Want Off-Market Properties

In the world of real estate investing, we know you have many different options to acquire real estate properties. The markets have heated up again and so has the desire for off-market properties. Why off-market properties? What is the basis of the desire for these listings? We asked a couple high-end real estate investors why they love to buy off-market properties and here is what they told us.

Off-market properties are desirable for cash buyers for the following six reasons:

1. There is presumably less competition because the property is not on the open marketplace like Multiple Listing Service (MLS). They don’t have to worry about getting outbid by several other investors.
2. The property is exclusive and therefore, based on who you know, you will have access to different types. Some higher end properties never get publicly listed; and so if your broker isn’t well connected, you’re going to miss out.
3. The buyer can use the perception value of a property as off market to monetize it to other buyers.
4. There are fewer broker fees since usually two realtors will split them.
5. There is more time to make a decision. Since there are fewer buyers who know about the property, it could take the seller longer to sell it. This means you might be able to take more time making such a big decision.
6. Avoid looking at tons of homes. We can get overwhelmed by the amount of homes on the market. When shopping off-market, you don’t have to look at so many properties.
7. Banks and private lenders tend to be more lenient and excited about these deals. The lower degree of competition involved improves the chances to close escrow.
8. Finally, these deals are good candidates to cross-collateralize against other deals.

How to Analyze Any Buy and Hold Real Estate Deal

A Real Estate investment is one of the few tangible assets that, given the proper amount of maintenance, will appreciate in the future. There are two ways to approach a direct real estate investment: buy and flip, and buy and hold. Although buy and flip can yield quick rewards, it also involves large outlays and more risk, since most buy-and-flips involve renovating and reselling a fixer-upper.

In this post, we look into the buy and hold strategy, which doesn’t promise the immediate return of property flipping, but is much less risky. The challenge however is this: out of all the potential investment choices you can go for, which one will build wealth?

There are two drivers of return for a buy-and-hold deal – regular payments from a tenant, and the promise of future price appreciation for the property itself. You evaluate the profitability of an investment property through statement that lists down the profits and losses. However, choosing the right property is trickier than looking through a list of properties and profits, because far too many realtors and wholesalers do not present a full picture of their proposed investment:

1. Be especially careful of projected (or pro-forma) statements, since these use estimates which, based on our experience, tend not portray the actual performance accurately. You’ll want the actual numbers to make the right decision.
2. Secondly, you’ll want the other members of your management team, such as the property managers, insurance agents, realtors, title companies, and lawyers to look critically at the numbers.
3. Finally, you’ll want a sense-check from three objective realtors and real estate investors who know the area well. This is important because they don’t have a stake in the outcome, and can afford to give impartial advice.

3 key ways you can use to efficiently analyze a property

With so many resources out there, getting stuck at the analysis phase is a real possibility. To prevent analysis paralysis, remember the Pareto principle: 80% of the outcome is determined by 20% of the inputs. This means that if you know the right 20% of the places to look, you can quickly get 80% of the information you need. Here are the three key ways you can use to efficiently analyze a property:

1. Use totalviewrealestate.com to quickly view the market values of a property, and rentometer.com to determine the rental rates in an area.Both sites are very easy to use – type in a specific address, and information aggregated from various real estate sites is immediately returned. Do note that property values may be lower than actual transacted values due to tax considerations, and that you might want to discount rental rates to account for any contingencies.
2. Find realtors who are investor-friendly. They know what investors are looking for, and can often provide alternative deals should the current one pan out. There are three attributes of an investor-friendly agent: they are often real estate investors themselves, most of their clients are investors, and it is easy to approach and speak to them. Always go with these guys – they are worth their weight in gold, and give you the skinny on off-market properties with profit potential.
3. Other real investors often have a wealth of information of the area they live in. Admittedly, this sounds counterintuitive – why tip off the competition? But in practice, real estate investors are a friendly bunch and will gladly help analyze your property. Most of the time, they will even check the place out, send you pictures, and give you a local’s perspective on the property.

In the next part, we take apart a profit and loss statement and use it to quickly evaluate the attractiveness of a buy-and-hold investment.

12 Biggest Mistakes Real Estate Investors Make

If you’re reading this article, you already know and understand how one can make a lot of money in real estate. More important are the ways not to lose money in this game. Here is a list of the biggest mistakes commonly made by typical investors:

1. Listening to people who don’t invest in real estate – When you look at the Forbes billionaire list, the majority of these folks have made their money in real estate.
2. Listening to people who want to charge you $5,000+ to teach you how to invest in real estate – Save your time and your money. These “gurus” won’t teach you anything you can’t learn on your own on the Internet. There is a wealth of information out there that is either free (like our webinars) or at a minimal charge. I say “gurus” and not gurus because most of them are like my MBA professors, teaching something they don’t actually do.
3. Newbie mistake – Thinking you know it all – no matter how much real estate you’ve read about, heard about, or watched, find a seasoned investor who can mentor you. If you do your first couple of deals with him/her (even if that means less than a 50% split), you will learn much faster and significantly reduce the learning curve.
4. Being easily discouraged – Investing in real estate has its ups and downs. It’s about progress, not perfection. Keep a positive attitude and be patient: nobody gets rich over night. If you want that to happen, play lotto.
5. Buying strictly for appreciation – Whether it was a rental property or a fix n’ flip, this is how many people lost their shirts (and pants) in 2007-2009. They were betting that prices would continue to go up. You should invest for strong cash flow first (Net 7-12%); and if you do it right, you will also get some equity when you buy. That is a win-win situation for an investor.
6. Underestimating the repairs needed on an investment property – It can be very difficult to assess the amount of repairs a house will need. This is exactly why you need to build a solid team in the area in which you are investing. On this team should be three very good general contractors. You can use Angie’s list to vet out the best. It is important to get a bid from all three to make sure nothing is overlooked. I would then add an additional 10-20% to estimated costs to cover unforeseen repairs or upgrades. The more you do this, the better you will become at it.
7. Don’t over-improve a rental – This is a very common mistake among young investors. Don’t make a house much nicer than other homes in the neighborhood. It will cost you more money and the return on investment isn’t worth it. You never want to have the nicest property on the block: the home won’t appraise as much.
8. Buying old homes without experience – The older a home, the more repairs and maintenance it will likely need. When calculating your cap rate, make sure to allot a higher percentage for your maintenance reserve. A flip’s profits can be eaten away by hidden costs such as electrical, plumbing, foundation, chimney, etc.
9. Using cheap or bad contractors – You will always get what you pay for and a contractor can make or break your investment. Use sites like Angie’s list to find the best ones in the area in which the property is located.
10. Not having enough money to complete a flip or hold a rental property – If you underestimate your repairs, you could run out of money and into major trouble. If you can’t cover all the costs for a flip, then you might be better off borrowing from a private lender.
11. Not putting an agreement in writing – If you’re partnering with friends and/or family to buy a property together, make sure you put everything in writing as disagreements will occur; and at some point, someone will want to take their money out.
12. Overpricing a property – When investors run over budget or tries to squeeze too much out of a flip by pricing it too high, they run into trouble. They do this if the flip costs more than they thought, took longer than they thought, or they are making less money than they thought. Pricing a home too high makes the situation even worse. It increases the days on the market and makes others believe there is something wrong with the property.

Conclusion

We will all make mistakes when it comes to real estate investing. The key is only to make them once and minimize their risk and damage. I have underestimated repairs before and it has cost me money. Don’t be afraid to invest in real estate because of things that can go wrong or people who discourage you. Make a plan, do your homework, listen to the right advice, and start making money.