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Foreclosure Investing: How to Determine Equity and Evaluate Face Value vs. Market Value
Investing in foreclosures for Resale is not so different from Investing in foreclosures for Rental income. Many of the same rules apply and many guidelines remain constant. As with any type of investment the point at which you enter will determine how profitably you exit. The single largest distinction between real estate and stocks, bonds, mutual funds or precious metal is that Real Estate allows the Investor the opportunity to have a more direct and immediate impact on the Investment vehicle (the house) through rehab, paint, carpet, etc. This article in this series on Real Estate Investing will demonstrate how to quickly make an assessment of a potential Real Estate investment.

The guide should allow the average investor to make a rapid and well-thought-out decision. An informed investor will not “lose out” because of third-party factors such-as obtaining appraisals or contractor/repair people. An aggressive, proactive approach by the Investor can reduce the time it takes to obtain properties. A passive approach or an offhand attitude does not promote good opportunities. Remember, work WITH your agent and get pro-active!
For the most comprehensive free list of foreclosures, vist AllHud.com.

How to determine Equity

The old adage about the only the three words in business being “Location, Location, Location” is as true as ever. In Real Estate, however, those three words are “Equity, Equity, Equity”. The difference between what is owed on a property and its Market Value is called equity. As an investor, the goal is to buy for less than the full value and sell for market value and make a profit in the process. So at what point does caution balance against risk to make a profit?

A strong equity position is generally targeted at 25% after repairs. An equity position less than 25% can work for rental investments, but for resale purposes 25% is a safe figure. In order to determine if 25% after repairs can be achieved there are only three variables that need to be weighed in the mind of an investor.

1. How much can I get it for?

2. How much can I sell it for?

3. How much will it cost to repair it?

It is not difficult to obtain answers to these questions as long as the readily available data can be quickly and accurately distilled into usable information. By using the following guide and examining each property in terms of these three variables it should not take more than fifteen minutes to determine if a particular foreclosure is a wise investment.
How much can I get it for?

First, ask what your agent knows about the particular foreclosured property.

1. How long has it been on the market? (Not vacant, but available for sale)

2. Can Investors bid on it? (Some properties are for owner/occupants only)

3. What does your agent think? (A good agent is worth his/her weight in gold.)

Second, look at the property yourself.

Is it a “fixer upper?” Is it “market-ready?” The cost to make a property ready to sell has to be considered as part of the cost of buying a property. Usually an eyeball will tell you how much of a commitment in funds will be required.
Third, be sure that you are willing to own the property for the duration.

While it is certainly possible to get in and get out without a serious commitment of finances, be ready to own the property until it is sold. Some banks have regulations stating you must take possession of a property before you can sell it again. If, for whatever reason, your buyer is unable to complete his end of the transaction, you need to be prepared to be the owner of the investment property until it eventually sells.
Fourth, Bid quickly and often.

Nothing is more frustrating than investing a lot of effort into a project for nothing. When considering Investments, do not hesitate and risk missing an opportunity. If a deal looks so-so (only a 10% equity position, for instance) BID LOW to achieve that 25% potentiality. It could be a good rental, or even a modest resale. And there is always the chance you might win the bid.

In Investing, as in life, “he who hesitates is lost”. After submitting a bid, start looking for the next Investment. Don’t delay a possible “big dessert” while waiting on the first course.
How much can I sell it for?

As a general rule of thumb most Investors are motivated to purchase with a minimum 25% equity position (after repairs). This requires two separate deductions in order to be sure of a 25% equity position. First the true market value of the subject property (after repairs) and second, the repairs.

In order to determine the true market value without ordering a full-blown appraisal, (both time and financially prohibitive) an Investor must look at comparable sales. “Comps” are available from your agent or online from services like HomePriceCheck. While the online services may serve as a general guide the comparables your agent can obtain will take into consideration many more factors. Look at the entire neighborhood in print format. Then consider the most recent sales that reflect the style and neighborhood of the subject property and compare them to your Investment property.

Tip#1: The rewards are greatest when the investor is a knowledgeable, pro-active force in the process. Take an active roll in your investment. (Placing Advertisements and selling your own properties is covered in another article.)

Tip#2: The figure for how many days on market (DOM) a property was available before its eventual sale will be found on the MLS listing. Be sure to ask your Real Estate Agent for these figures specifically so that a determination can be made regarding the desirability of a particular neighborhood, style of home etc

Tip#3: Along with “Sold” properties a look should be taken (in print) at other properties that are still “available” or “withdrawn” from the market to determine the health of the market.

For more articles like this and many others, or if you’d to see foreclosures in your area, please visitAllHud.com, Americas Foreclosure Resource.

Michael Urbanski is the President of <a href='http://www.AllHud.com'>AllHud.com.</a> He was a successful real estate investor who saw tremendous opportunity in foreclosure investing. Michael created <a href='http://www.allhud.com'>AllHud.com</a> with the goal of giving home buyers and investors the best possible deal on foreclosed properties. Urbanski is an accredited author who has written many articles on foreclosures, most of which can be found on <a href='http://www.allhud.com'>AllHud.com, Americas ONLY Free Foreclosure Resource</a>.

Homes Vs Condos and CCR's
In purchasing property in this day and age, buyers have essentially come down to two different choices in a home: single family detached homes or condos. Now, there is quite a bit of differences between these two aside from the obvious differences. Homes and condos generally appeal to different kinds of people. For different reasons. There is the asset of not having to worry about exterior maintenance with a condo but then again there is the drawback of not having a yard or property as such. To some this might be a big deal to others it may not, but these are the choices that one has to make when deciding upon a style or type of housing situation.

One definite difference between homes and condos is what is known as the CCR. The CCR is basically the set of rules and regulations that are laid out for condos and their residents by the Condo Homeowners Association. The Covenants, Conditions and Restrictions are rules that apply to any owner in the development as well as any renters that may be occupying units. Typically these rules designate what is and what is not acceptable for the common areas of the building such as hallways, any common rooms and exterior facilities. These rules can vary greatly from one development to another so it is a good idea to get familiar with any CCR before purchasing a unit in a condo development.

If you choose to purchase a unit in a condo development that you will likely have the opportunity to join the HOA for the building. Doing this is a great way to meet your neighbors and become actively involved in the future of the development. This will also give you the chance to help form the CCR for the building. Being active in a HOA is not only valuable in terms of keeping an eye on where the building is going in the long term but it will also allow you the peace of mind to know that you as a resident and owner have a say in what takes place in the development. For instance you could have a say in the raising or lowering of monthly fees and what those fees cover. Remember that when dealing with a condo as opposed to a home there has to be a consensus on changes. Traditional homes do offer a real freedom when it comes to renovation and change but then the whole cost is your responsibility.

Melissa O'Connell is the broker and matriarch of Unique Scottsdale Homes, your elite choice for <a href="http://www.uniquescottsdalehomes.com">Scottsdale real estate</a>. For easy access to the <a href="http://www.uniquescottsdalehomes.com/search-mls.php">Scottsdale MLS</a> visit us online soon at Unique Scottsdale Homes.

Tips in Real Estate: Short Sales Explained
One thing that buyers may come across in their search for a new home is the short sale. A short sale is a situation where the previous mortgage home owners have been foreclosed on and now the financial lender is looking to cut their losses and sell the home quickly and usually for less than it is worth. Basically you are trying to turn a bad situation into something that all sides can be happy with. Arranging a short sale can be complex thing usually involving a lot of negotiation with the lender. You will be working with a certain department of the bank that’s sole purpose is to deal with loans that have gone into default. In a short sale you will have to convince the bank that there is not enough equity in the property for the current owners to get out of their debt and that their best course of action is to sell the home and cut their losses.

The bank has already taken their chance and lost out of not only the interest that they would be collecting but the property now becomes a drain on them costing them money every day that they possess the property. This is where the smart investor comes in and offers to take the property off their hands so that they can get on with business. In this kind of investment more than any other in real estate, an investor needs to know their business. Dealing with banks and lenders when THEIR profits are concerned is quite different than applying for a loan. You are now talking about their money and as such you have entered a completely different world. In their ideal situation the original owner would be able to find a way to pay them the owed mortgage and get back onto their payment schedule, allowing the bank to start making money off the property again. Once this possibility is ruled out it then becomes a matter of the bank trying to recoup their losses and if you can make them an offer that makes sense to both you and them then you may just be able to arrange yourself a great deal on a home for less than what it is worth. This kind of property is tailor made for a home flipping situation as with time on your side, you should be able to fix up and resell the home for an excellent profit.

Preston Guyton is a professional Realtor serving the <a href="http://www.prestonguyton.com/">Myrtle Beach real estate</a> market. For more information on <a href="http://www.prestonguyton.com/search.php">Myrtle Beach homes & properties</a>, contact Preston today or visit www.prestonguyton.com.

Selling In Phoenix: Yard And Gardens
Much like most other areas in America, selling a home in Phoenix has become a game of attraction. That is, how to best attract the buyers to your home in order to present them with the package that is your home. One thing that sellers seem to forget is that their home is a product just like any other and in selling a product the packaging is quite important. In marketing there are a few things that are understood to be good tactics. One of these is that attractive packaging sells things. Whether it be a cellular phone or a candy bar, the manner in which it is presented to the buying public is critical. Make no bones about it, the same theory applies for your home as well. However, the packaging must be that much more impressive as a home comes with quite a large price tag.

So, how can one package their home in a way that will be impressive to both buyers and the realtors that show the home? Well, the best place to start is with the exterior of the home. As this is usually the first part of the home that is seen as well as the predominant picture in your home’s online listing it will have a huge effect on the impression that buyers have of the home. A clean and cared for exterior is typically what buyers are looking for. They want to know that the home and the grounds have been important to the owners and that they have taken pride in the way their home looks. It can be hard for a buyer to take pride in something that the seller did not? There is also the fact that if the home’s exterior is un-kept then it is likely that the same air of disinterest could apply to the interior of the home.

There are a few things that will automatically help the appearance of any home. Perhaps the most readily apparent of these is a new paint job. New paint help to make a home look newer and better cared for. Your choice of color should not reflect your own personality but should be chosen from a neutral palate in order to appeal to a greater cross-section of buyers. Also the yard itself should be in elite shape for shows. If you don’t have the time to do it yourself due to work or the rush of the move then bring in a landscaper to tend to the lawns, gardens, bushes and trees. There really is nothing more important in home sales then ensuring that people are impressed when they arrive at your home to view it. Buyers have been known to simply walk away from a home that they are unimpressed with, don’t let that home be yours.

Anne Eliason is a world traveler and Phoenix real estate agent. Anne's travels have endowed her with a lifetime of experience and worldly knowledge that she brings to the Phoenix real estate market. For quality and intelligent service dealing with Phoenix, AZ homes and properties contact Anne today or visit online at www.anneeliason.com

The Benefits of Using A Realtor To Help You Buy Your Home
Is it possible to go out and buy a home on your own without the assistance of a professional realtor? Sure. But it s not a good idea. Using a realtor to help in buying your home will make the entire process easier and will help to make sure that you get the best deal on your own and that all of the legal issues involved in home buying are taken care. Still not convinced? Just take a look at some of the basic benefits of using a realtor to help you buy your home: A realtor can significantly narrow down the home buying process by helping you to determine exactly what your needs and desires are for the new home. A realtor is more capable than you are of negotiating on the price of the home. Home buyers rarely pay out-of-pocket fees for the help of a realtor. Therefore you re getting professional advice and a better deal on your new home without any costs. If you are going to be purchasing a new home in a city that you are unfamiliar with or in a neighborhood that you don t know a lot about, a realtor can provide you with important information about neighborhood demographics and things like schools in the area. Realtors are able to access the right people for making a good value assessment of your home so that you know if you re paying a fair price. Realtors have access to online listings of homes that you yourself may not have ready access to, making it possible for the realtor to find a home for you to buy that you wouldn t have found on your own. There are a lot of details to buying a home and you probably aren t familiar with them, especially if this is your first time as a home buyer. The realtor can help you through every step of the process so that you understand what is going on and don t get cheated anywhere along the way. You ll know that the I s have been dotted and the T s have been crossed so legal concerns about the home buying transaction won t have to worry you. Your realtor will remain calm even when you aren t. Many good home deals have gotten bungled because of the heat of emotions that can rise up during this important purchase. Realtors help make sure that these emotions stay in their office and don t cause problems with your buying deal. The benefits to using a realtor are obvious. And what it really boils down to is that buying a home is not something that you re trained to do, so it makes sense to work with a professional who is trained. While there are certainly many areas of life that can be quickly learned and approached with the do-it-yourself mentality, home buying isn t one of them. There are just too many legal details involved and too much (like your money and your home) at stake. When it comes down to it, the choice about using a realtor is up to you. But since there s little to no cost and a whole lot of benefits, it is definitely the smart thing to do.

Eric Bramlett is the Broker and co-owner of One Source Realty in Austin Texas. Visit Eric s <a href="http://www.onesourcemetro.com/downtown.php">Downtown Austin condos</a> Guide, visit his <a href="http://www.onesourceaustin.com/">Austin Texas Real Estate</a> company s website, & his <a href="http://www.onesourcetulsa.com/">Tulsa OK real estate</a> website. He has seen considerable success in real estate, and looks forward to many more years in the business.

Is Your Home Priced to Sell?
Selling a home is a major life decision. You have put a lot of money and hard work in caring for and maintaining your home. When setting the asking price for your home it can be emotional and complicated. Unless you have your home appraised there will be a little guess work and research on your part to set the asking price. Most people don t have their homes appraised because it cost a few hundred dollars and the bank will require their appraisers to visit after the sale of the home anyhow. The best way to determine the asking price for your home is to look at properties that have sold over the past few months, look at current homes for sale that are similar to yours in the same area, look at pending sales, and look at expired listings. By analyzing this information you will be able to determine a price range for your home. The best way to get this information is to contact a professional real estate agent and ask them for a CMA on your home. He/she will come out and look at your home, take notes, and gather the required information. Typically, you will get a well-formatted report that details all the necessary information needed to make an educated decision on pricing your home. By choosing the correct asking price your home will sell much faster because it will attract more attention and potential buyers. Also, real estate agents that are familiar with the local market will be more inclined to view and show your home because they know that it is priced correctly and it won t be a waste of time for their clients. If the real estate market is strong in your area homes that are introduced to the market should draw a lot of interest in the first couple of weeks, especially if they are priced at the market value. If the price of the home is too high then potential buyers could be left out because the price was outside their range. In the end it is the buyer who sets the selling price, not the real estate agent and not you. Your home is only worth what someone is willing to pay for it so price it right and it will sell in a reasonable amount of time.

Jason Deines is the publisher of <a href="http://boiserealestateinfo.net">BoiseRealEstateInfo.net</a>. Which offers information on the <a href="http://boiserealestateinfo.net">Boise Idaho Real Estate Market</a>.

What's Up In Austin? (pt 1)
Austin Texas is an expanding and exciting city that has much going on to interest any home buyers. Austin has continued to show it’s dedication to the future of it’s citizens and residents. Austin is known to be a country leader in stable and strong real estate. There are a number of exciting projects going on in Austin that are of note. One of these projects is the new addition to the Seton Medical Center, Austin. This new addition will house an Obstetrics center and will expand the capacity of 440 beds by 30 in the short term and 60 in the long term. This is the second phase of a project that was started in 2000 to upgrade the services of the hospital. This type of development is definitive of Austin’s commitment to improve the quality of life for it’s residents.

Another development of note is the new Fab2 complex, the new 1.6 million square foot Samsung chip manufacturing plant. Samsung is a global leader in digital technology such as Tv’s and other audio/visual and consumer electronics. This is the largest factory of this type in Texas and one of the largest offshore investments in the United States. The complex will supply 900 new jobs in addition to the 700 that are already being provided. Samsung is looking to be a major player in the economy of Texas.

It is these kinds of developments that are serving to make Austin such a great place to live. In conjunction with Austin’s famous scholastic system and the abundance of post secondary education facilities such as The University of Texas at Austin, Concordia University, Austin Community College and Huston-Tillotson University; Austin has the ideal high-tech environment for companies such as Samsung to flourish. Austinites are looking ahead to a bright future with a wealth of employment, good education and stable and affordable real estate. Austin is a great place to live and raise a family.

Eric Bramlett is a realtor & broker servicing the Austin TX real estate market. Eric provides elite service and information to clients interested in homes and properties in Texas. For more information contact Eric, or visit online at www.ericbramlett.com

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Why Would a Lender Do a Short Sale? Posted By : D.C.Fawcett
There are many ways to lose a home but signing away ownership in a manner that destroys credit, embarrasses the family and strips an owner of dignity is one of the hardest. For owners who can no longer afford to keep mortgage payments current, there are alternatives to bankruptcy or foreclosure proceedings. One of those options is called a “short sale.”

The Real Estate Short Sale- How It Works Posted By : Jack Sternberg
Sternberg brings a “buyers first” view and expertise after 30+ years as a real estate investor. This article is another Sternberg “must read”.