Cash Flow Investing--Turn Key

How many houses does it take to change the world? Film Clip

Tue, 03 Mar 2009 14:05:10 -0600

What are you doing with your life? Do you make a difference? What impact will your life have when it is gone? Our company is committed to creating opportunities for investors who are interested not just in making a difference for themselves, but rather, for having their good fortune and financial freedom allow them to make a greater impact with their lives.

If you were not working hard at what you are doing now, and you had a portfolio of cash flow homes that provided the income to support the lifestyle you wanted...what is of interest to you? What matters to you? What is important?

Below, is the trailer to a film that is documenting something happening in the world. It is like a want the world didn't know it had.

How many homes with guaranteed monthly cash flow would it take for you to be free to do what you wanted? Please comment...we are interested in your feedback.

Erik Sale |1-866-95-EZKEY |http://www.ezkeyre.com Follow us on

Money for investing in Indianapolis foreclosures: buy and hold vs fix and flip

Mon, 02 Mar 2009 17:26:29 -0600

A persistent complaint from investors is where do I get the money? Many people see the value in buying rental property or doing fix and flips to those who want to hold for the long term. In this economic time, getting the money to do the deals is barrier for many. Private money, home equity lines, and cash are the most common ways people are buying with us, no question. However we have some new options.

Our homes are officially approved for IRA and 401K investing, and we have non-recourse lenders that will lend to your IRA. Ask us about how to get this started for you.

We also have hedge lending now available. Hedge lending once only popular for ultra premium purchases like yachts, planes, sports cars etc, has now found a place in the realm of real estate. Our customers can now create a hedge account and use their stock portfolios to buy Indianapolis foreclosures with cash. No liquidation of stock necessary. You keep the stock, and the stock gains. And you get real estate, cash flow and profits, with no money out of your pocket. If your stock portfolio does not do well...no problem, just walk away as this loan is completely non-recourse as well. We are now working directly with a hedge lender to create more buying power for our clients. Ask how we can do this for you.

If you are committed to traditional lending fear not, we have banks that are still lending. The key here is local banks, community banks, credit unions etc. Loans for small banks have increase significantly in the past quarter, 6.8% to be exact. Here is information from Business Investor's Daily.

Sure a borrower needs great credit, verifiable income and a big down payment. But money is available, now mostly from community banks and credit unions. And interest rates, though higher than those for conforming or jumbo conforming loans (currently capped at $625,500 in most places), aren't staggering.

The lending meltdown among big national banks is proving to be a boon to community banks and credit unions. Loan volume for lenders with less than $1 billion in assets rose 6.8% in the third quarter of 2008, says Pacific Coast Bankers' Bank in San Francisco, one voice for community banking and a holding company for 156 banks.

"You have faucets getting turned off" among national lenders, said Steve Brown, PCBB's chief executive. "But you have community banks continuing to lend."

Erik Sale |1-866-95-EZKEY |http://www.ezkeyre.com Follow us on

New properties and Fannie Mae on our team!

Mon, 23 Feb 2009 17:17:38 -0600

Welcome to EZKeyRE.com

We are a real estate investment company. We buy and sell cash flow properties in the top recovering foreclosure markets in the country. We do this for profit, and we do it with integrity, honesty, and smart simple business practices that benefit all those involved with every transaction. Whether you're a beginning investor or seasoned professional, you probably realize the most important factors determining your success are your ability to find good deals quickly, and have the appropriate team of people to execute a profitable resolution. This is who we are and what we do!

We buy and sell cash flow properties in the top recovering foreclosure markets in the country. We do this for profit, and we do it with integrity, honesty, and smart simple business practices that benefit all those involved with every transaction.

Indianapolis real esate is currently our favorite, for buying foreclosures, and creating wholesale deals for our clients: real estate investors.

Our Guarantee

Your transactions are the most simple, fast, and profitable way to buy turn-key cash flow properties, or we will buy them back and pay your closing costs!

Apply to buy now or start here to get the latest available cash flow properties.

Learn more about the four ways to profit with EZKeyRE.com and turn-key real estate investing!

This is how we find a diamond in the rough. Investing in Indianapolis foreclosures

Wed, 11 Feb 2009 18:21:03 -0600

Ever hear that little voice in your head say...nahhh, I can't do that, I don't know how, it can't be that easy, there must me some trick to it...etc. The bad news is that little voice never shuts up, and is never going away. But here is the good news...those people who succeed, acknowledge the voice, say "thank you for sharing" and act anyway. That is what is called courage. You are not your thoughts...just like you are not your arm, or your leg. Most people get stopped by their thoughts. Whether you are investing in Indianapolis foreclosures or looking for cash flow properties to fund your retirement, we show you how to quiet that voice step by step while holding your hand in the real estate investing process. And we guarantee when you buy a house from us or invest in us it will be simple, fast and profitable, or we will buy the property back and pay your closing costs. This is a video of guy who did not listen to his little voice, and you better believe he has one.

Investing in Real Estate Foreclosures: A Motivational Video

Fri, 06 Feb 2009 15:26:09 -0600

My first try at creating a motivational video which was done long ago. Sorry about the choppy images, but the message I put in here is just too great to pass up. You want to know HOW and WHEN to invest in real estate and foreclosures? This video will tell you!
Comments and reactions are very welcome.

Cash flow property Clues-Foreclosure Investing

Wed, 04 Feb 2009 14:53:25 -0600

A Favorite Indianpolis Zip Code for Foreclosure Investing.

Mon, 02 Feb 2009 22:26:19 -0600

Foreclosure investing--New Cash Flow House Video

Fri, 30 Jan 2009 18:17:51 -0600

8110 36th Place Rehabbed completely, rented for 2 years @ $795 and higher...this house will cash flow over $300 per month. Buy it now for $65K, increase your net worth and payoff your down payment in less than two years. http://www.ezkeyre.com will guarantee rents for 12 months after your purchase.

Indianapolis Cash Flow Property---Turn Key, rehabbed, rented, and managed.

Fri, 30 Jan 2009 16:34:43 -0600

4 bedroom 1 bath house in a great neighborhood and school system. Cash flow over $300 per month. After repaired value $80K plus, avail of at our EZ price of $65,000. The home has been completely remodeled and we guarantee $750 per month in rent whether your tenant stays or goes. Cash on cash return of over 28 percent and a net worth increase of nearly fifty grand. Buy this house, and the income stream it provides, as a turn key cash flow property or let us package it with 5,10, or 15 others and build yourself a vehicle to replace your income now vs. later.

How to sell your house in a down market.

Fri, 30 Jan 2009 15:48:01 -0600

How to sell a house in a down market. Well selling houses these days seem to be the trick. Priced right or with the right terms houses are moving. Investors who know the opportunity that is abound right now...yes "right now" are jumping in. Those with the cash, credit, or creativity, and courage, know that now is the time to buy for cash flow and start building a portfolio today that will keep you from working tomorrow. Here is a great article from our friend and expert Wendy Patton. If you have not yet read her book on lease options, it is a must for your library. See our recommended reading list from http://www.amazon.com on our blog http://www.ezkeyre.blogspot.com/. We use her strategies every day for cash flow properties and our Indianapolis foreclosure investing. Selling in a Down Market. What Can I Do? ©2009 by Wendy Patton It’s in the news day after day about how bad the real estate market is across the country. Available supplies are rising, builders are cutting back, the sub-prime mess, prices are dropping, etc, etc. We both know that while many areas in our country are experiencing challenged real estate markets not every market does. Real estate is local, so there are some markets going down and some going up, no matter how much the news media tries to convince us otherwise. That being said, however, there are a large number of markets right now in downward trends. If you happen to live in or own a home in a down market and you need to sell this is a time to get creative. Down markets are buyer’s markets, meaning you, as the seller, are competing for the smaller pool of buyers who have a large inventory of housing to choose from. Mostly we hear about making sure your home is priced competitively and it is well staged (perhaps even using a professional home staging company). These things certainly can help. However, often they aren’t enough. The reason for this is that you are still competing for the same small pool of buyers as everyone else. If you really want to get your home sold you need to expand the pool of buyers. What I mean by that is that the existing pool of conventional buyers is comprised of people who want to buy now and can qualify for a mortgage now. We all know that the extreme tightening of the lending industry has made it much harder for prospective home buyers to qualify for mortgages. If you really want to sell your home you need to expand your pool of buyers to include those people who want to buy a home but can’t qualify for a standard mortgage at this time. This pool is actually much, much larger than the pool of buyers who can get a mortgage right now. Let’s take a look at some of the more creative selling methods you can use to help your home stand out among the rest, reaching a larger pool of buyers and get sold in a down market. Seller Carryback – aka Seller Holdback or Second Mortgage Seller Carrybacks bridge the gap between conventional financing and more creative seller financing. In this case your home buyer can qualify for a mortgage but not for the full amount. They may be able to qualify for anywhere from 70% to 90% of the purchase price. To cover that differential the seller must give the buyer a second mortgage covering the remainder. The seller is essentially acting as a bank offering an additional mortgage. The terms of the second mortgage are entirely negotiable. In the case of the seller carryback the sale of the property and transfer of the deed is completed. This allows the buyer to get their principal mortgage at the time you are providing the second mortgage. There are several advantages to this. By completing the sale the buyer is the new owner of the property, freeing you from the responsibility of taking care of that home. Additionally, if you have equity (beyond the amount of the second mortgage you are offering) you will get paid that equity. The disadvantages to this are that: 1. should the buyer default on their loan for some reason you would have to foreclose and 2. you must actually have equity in your home so that when the buyer purchases your home their first mortgage is enough to pay off your existing mortgage. As I mentioned the terms of the second mortgage are entirely negotiable. That means the interest rate, the frequency of payments, the rate at which the interest compounds (yearly, monthly, daily, etc.), whether the payments are principal and interest or interest only, whether there is a balloon payment, and the duration of the loan are all factors you can set with the buyer. These terms should not be taken lightly either, as you can substantially increase your profit by negotiating favorable terms. While all of these terms may sound a bit intimidating, fear not, you don’t have to resolve them on your own. I recommend using an attorney to help you with the loan documents and terms. The small cost of using an attorney will pay for itself as the attorney will help you set favorable terms and protect you with proper documentation. I DO NOT recommend allowing the buyer’s loan officer to set up the second loan for you! Remember, they work for the buyer. They will be doing their best to make sure the terms favor the buyer and not you. To help you understand how important it is to get favorable terms, let’s take a look at a variation in just a single term, the interest rate. All other terms being equal, let’s assume you take a seller carryback for $25,000, amortized over 30 years but with an 8 year balloon – this means the interest is based on a 30 year time table like a conventional mortgage, but the buyer will have to pay the balance after 8 years, usually by refinancing. If you set the interest rate at 8%, over the 8 year period the buyer would pay you a total of $15,364.77 in interest on the loan. If you set the interest rate at 8.5% the buyer would pay $16,381.76 in interest. That’s just over $1,000 in additional interest for just a ½% increase in interest rate. There are a couple of important things to keep in mind when doing a seller carryback. The first is that the primary mortgage lender must be fully aware that you the seller are providing a secondary mortgage. Failing to disclose this constitutes fraud. The reason for this is that banks lend based on what they feel the borrower can handle based on the value of the property. If they are willing to loan 80% of the value of the home and permit a second mortgage for 15%, requiring the borrower to put 5% down, that is the most the bank feels this borrower can afford. If they are only willing to loan 80% of the value with NO second mortgage, it’s because they feel the borrower cannot handle the additional mortgage. If you provide that mortgage anyway, you are violating the terms of the first mortgage. The second thing you need to keep in mind with a seller carryback is another type of fraud. It’s the forgiven loan scheme. It works like this: The buyer is approved for, let’s say, a 90% mortgage. The buyer, their loan officer, or their real estate agent, might ask you to take a 10% second mortgage, but they adjust the purchase price up to cover all or part of that 10%. They disclose to the bank that the seller will provide a 10% second mortgage, but as soon as the sale is complete you forgive that 10% second. In other words, you accepted the 10% second but had no intention of ever making the buyer pay it. What this effectively does is make the buyer’s 90% first mortgage a 100% first mortgage instead. Make no mistake, even though you are disclosing that second mortgage to the primary lender, you are still committing fraud. Both of these types of fraud are very rare, and most likely as a seller willing to carry a second mortgage you won’t encounter someone who asks you to do it. However, I want to make sure you are aware of them because no matter how badly you need to sell your home, it’s not worth committing fraud over. Land Contract aka Contract for Deed Land contracts are essentially 100% seller financing. In this case your buyer will not be getting any other mortgage except the financing you are providing. Land contracts can be structured 2 different ways. You can either close on the property with the buyer and convey the deed to them and the land contract exists as financing on the property or you can set the land contract in place and the deed isn’t conveyed until the buyer pays the land contract off, either by refinancing down the road or by paying the balance in full. It is to your advantage to do the second, where you retain the deed until the buyer pays off the land contract. You may have heard that in order to sell your home on land contract you must own it free and clear. This is not 100% true. In some cases, your existing mortgage may have a ‘Due on Sale’ clause. By conveying your home on a land contract when you do have a mortgage the bank has the right to invoke the ‘Due on Sale’ clause. However, it is VERY, VERY rare that a bank will invoke this clause as long as payments are being made. This is especially true in down markets where foreclosure rates are high. Like a seller carryback the terms of the land contract are completely negotiable. All of the terms I mentioned in seller carrybacks apply here. I also strongly encourage you to make use of an attorney when it comes to setting the terms of the land contract and completing the paperwork. In some states title companies can assist with these documents. As we know, traditional closings can be very costly in terms of closing costs, especially for the buyer who has to pay loan origination fees. An advantage to selling with a land contract is that most of these fees don’t apply, saving thousands of dollars in closing costs. This means that the buyer can either put this money towards a down payment, which goes directly to you, or for the buyer whose funds are more limited, they are still able to get into the house when they might not otherwise be able to do so. A land contract results in the conveyance of the property. Because of this your buyer is actually a buyer and not a tenant. This gives you the advantage of putting someone in your home who has a buyer’s mentality not a tenant’s. They are much more likely to take care of the house and be responsible than the average tenant. The disadvantage to this is that if your buyer should stop making payments for some reason, in most states, you cannot simply evict them. You will either need to follow forfeiture procedures or foreclosure procedures, both of which cost more in time and money than a standard eviction. On a Land Contract you can also “wrap” your mortgage. For example, if you are paying 5.5% interest, you might be able to charge 8% or more. Even without much of a higher price on your home, you have the spread between 5.5% and 8.0%. On $100,000 of a loan balance, it would mean $2500 per year in your pocket! This is 2.5% difference in interest on $100,000. Land contracts hold a big advantage over seller carrybacks in that you are able to market your home to a much larger pool of buyers. With the seller carryback the buyer is still qualifying for a mortgage for most of the cost of the property, but with the land contract you can sell to someone who is currently unable to get a mortgage, which greatly increases your reach. Who are some of these people? Buyers who have moved from another area that are still trying to sell their old home and can’t qualify for two mortgages, someone who is going thru a divorce and their existing home is tied up, a buyer who’s credit is bruised, a buyer who’s credit isn’t established enough yet to qualify for a mortgage, just to name a few. Lease Option/Lease Purchase Lease options and lease purchases are probably the most creative forms of seller financing and are particularly effective for selling your home in a down market. In both, you are leasing the property to your buyer for a period of time and at the end of the lease period they can buy your home for a pre-set price. In the case of a lease option, the buyer has the right to purchase the home, although if they don’t they would forfeit their option fee. In the case of a lease purchase the buyer is obligated to buy the home at the end of the lease period. Obviously from the home seller’s perspective the lease purchase is more desirable. You must however, make sure that if you sign a lease purchase they can actually get a mortgage down the road, otherwise you will be suing them in court to buy your home (not a good experience). Unlike the seller carryback and land contract, you are not charging interest on a loan, the tenant buyer is, instead, paying rent. One of the negotiable terms of the lease option/lease purchase contracts is whether any of the rent will apply as a credit towards the purchase price, otherwise there is no principal pay down. With lease options and lease purchases you have a landlord-tenant relationship with your buyers until they actually purchase the house. This bears some advantages and some disadvantages. While your buyers are tenants, they do not have the typical tenant mentality. Their intention is to buy the house. As part of the lease option or lease purchase contracts they pay an option fee, which applies against the purchase price when they buy, but, it is non-refundable if they don’t. This money helps keep them motivated to become home buyers. However, because they are tenants, during the lease period you will be responsible for repairs on the house, except of course for damage done by the tenants. One of the main advantages to having the landlord-tenant relationship during the lease period is that if the tenant stops paying rent you can evict them. The reason for this is that in lease options and lease purchases you retain ownership of the house until the buyer actually exercises the purchase agreement. While evictions are rare, they are definitely advantageous because they are much less costly and much quicker than foreclosure or forfeiture. Additionally, if you are forced to evict you still get to keep the option fee. The terms of lease options and lease purchases are different than mortgage based seller financing. Instead of negotiating interest, amortization and the like, you are negotiating the length of the lease, the amount of the rent, the amount – if any – of the rent applied against the principal, and whether extensions will be permitted and how much the purchase price, option fee and rent will increase for an extension period. Like land contracts you are truly offering your home to the largest possible pool of potential buyers. Offering this kind of flexibility is the most effective way to sell your home in a down market. Mortgage Assumption Mortgage assumptions are much more limited, but can be a useful option for selling your home in a down market. Instead of obtaining a new mortgage the buyer assumes (takes over) your existing mortgage. Depending on how much equity you have in the property it may be necessary for the buyer to either make a down payment or for you to offer a second mortgage. The reason that mortgage assumptions are more limited is because of the qualifying criteria that must be met. First, your existing lender must be willing to let a new buyer assume your mortgage. Most mortgages are non-assumable, however, given the challenged market conditions many areas are experiencing this may be negotiable with the lender. In order for the buyer to assume the mortgage, however, they must be able to qualify. The lender will not let just anyone assume it. If the buyer can qualify for the existing mortgage they can likely qualify for a new mortgage as well. There are a couple of reasons a buyer might want to do a mortgage assumption versus just getting a new mortgage. First, the terms of your existing mortgage may be much better than the buyer can get on a new mortgage. Interest rates have gone up and the difference in rate between your existing mortgage and a buyer’s new mortgage may be as much as 2% higher. If you remember from our above example, just a ½% rate differential for a much smaller loan can make a difference. The other reason a buyer would want to assume a mortgage is because it can save them thousands of dollars in closing costs. The advantage of this to you, the seller, is that is means they can put more money down when buying your house, or it allows them to buy your house when they might not otherwise have been able to. When selling your home in a down real estate market it is critical to reach as many buyers as possible. The typical pool of buyers is limited to those who can currently qualify for a mortgage. By offering creative financing solutions you are able to reach far more buyers than the conventional seller, especially using lease options, lease purchases and land contracts. Selling in a down market can be tough. This type of creative financing differentiates you from the pack of other homes on the market. Additionally by offering seller financing you can actually receive more money on the sale of your home, either in the form of interest payments or purchase price. --Whenever you are ready, check out our selection of turn key rehabbed, rented, and managed homes with 12 months of guaranteed rent and monthly cash flow. http://www.ezkeyre.com

Selling your home in a down market.

Fri, 30 Jan 2009 13:39:26 -0600

Well selling houses these days seem to be the trick. Priced right or with the right terms houses are moving. Investors who know the opportunity that is abound right now...yes "right now" are jumping in. Those with the cash, credit, or creativity, and courage, know that now is the time to buy for cash flow and start building a portfolio today that will keep you from working tomorrow. Here is a great article from our friend and expert Wendy Patton. If you have not yet read her book on lease options, it is a must for your library. See our recommended reading list from http://www.amazon.com on our blog http://www.ezkeyre.blogspot.com/. We use her strategies every day for cash flow properties and our Indianapolis foreclosure investing. Selling in a Down Market. What Can I Do? ©2009 by Wendy Patton It’s in the news day after day about how bad the real estate market is across the country. Available supplies are rising, builders are cutting back, the sub-prime mess, prices are dropping, etc, etc. We both know that while many areas in our country are experiencing challenged real estate markets not every market does. Real estate is local, so there are some markets going down and some going up, no matter how much the news media tries to convince us otherwise. That being said, however, there are a large number of markets right now in downward trends. If you happen to live in or own a home in a down market and you need to sell this is a time to get creative. Down markets are buyer’s markets, meaning you, as the seller, are competing for the smaller pool of buyers who have a large inventory of housing to choose from. Mostly we hear about making sure your home is priced competitively and it is well staged (perhaps even using a professional home staging company). These things certainly can help. However, often they aren’t enough. The reason for this is that you are still competing for the same small pool of buyers as everyone else. If you really want to get your home sold you need to expand the pool of buyers. What I mean by that is that the existing pool of conventional buyers is comprised of people who want to buy now and can qualify for a mortgage now. We all know that the extreme tightening of the lending industry has made it much harder for prospective home buyers to qualify for mortgages. If you really want to sell your home you need to expand your pool of buyers to include those people who want to buy a home but can’t qualify for a standard mortgage at this time. This pool is actually much, much larger than the pool of buyers who can get a mortgage right now. Let’s take a look at some of the more creative selling methods you can use to help your home stand out among the rest, reaching a larger pool of buyers and get sold in a down market. Seller Carryback – aka Seller Holdback or Second Mortgage Seller Carrybacks bridge the gap between conventional financing and more creative seller financing. In this case your home buyer can qualify for a mortgage but not for the full amount. They may be able to qualify for anywhere from 70% to 90% of the purchase price. To cover that differential the seller must give the buyer a second mortgage covering the remainder. The seller is essentially acting as a bank offering an additional mortgage. The terms of the second mortgage are entirely negotiable. In the case of the seller carryback the sale of the property and transfer of the deed is completed. This allows the buyer to get their principal mortgage at the time you are providing the second mortgage. There are several advantages to this. By completing the sale the buyer is the new owner of the property, freeing you from the responsibility of taking care of that home. Additionally, if you have equity (beyond the amount of the second mortgage you are offering) you will get paid that equity. The disadvantages to this are that: 1. should the buyer default on their loan for some reason you would have to foreclose and 2. you must actually have equity in your home so that when the buyer purchases your home their first mortgage is enough to pay off your existing mortgage. As I mentioned the terms of the second mortgage are entirely negotiable. That means the interest rate, the frequency of payments, the rate at which the interest compounds (yearly, monthly, daily, etc.), whether the payments are principal and interest or interest only, whether there is a balloon payment, and the duration of the loan are all factors you can set with the buyer. These terms should not be taken lightly either, as you can substantially increase your profit by negotiating favorable terms. While all of these terms may sound a bit intimidating, fear not, you don’t have to resolve them on your own. I recommend using an attorney to help you with the loan documents and terms. The small cost of using an attorney will pay for itself as the attorney will help you set favorable terms and protect you with proper documentation. I DO NOT recommend allowing the buyer’s loan officer to set up the second loan for you! Remember, they work for the buyer. They will be doing their best to make sure the terms favor the buyer and not you. To help you understand how important it is to get favorable terms, let’s take a look at a variation in just a single term, the interest rate. All other terms being equal, let’s assume you take a seller carryback for $25,000, amortized over 30 years but with an 8 year balloon – this means the interest is based on a 30 year time table like a conventional mortgage, but the buyer will have to pay the balance after 8 years, usually by refinancing. If you set the interest rate at 8%, over the 8 year period the buyer would pay you a total of $15,364.77 in interest on the loan. If you set the interest rate at 8.5% the buyer would pay $16,381.76 in interest. That’s just over $1,000 in additional interest for just a ½% increase in interest rate. There are a couple of important things to keep in mind when doing a seller carryback. The first is that the primary mortgage lender must be fully aware that you the seller are providing a secondary mortgage. Failing to disclose this constitutes fraud. The reason for this is that banks lend based on what they feel the borrower can handle based on the value of the property. If they are willing to loan 80% of the value of the home and permit a second mortgage for 15%, requiring the borrower to put 5% down, that is the most the bank feels this borrower can afford. If they are only willing to loan 80% of the value with NO second mortgage, it’s because they feel the borrower cannot handle the additional mortgage. If you provide that mortgage anyway, you are violating the terms of the first mortgage. The second thing you need to keep in mind with a seller carryback is another type of fraud. It’s the forgiven loan scheme. It works like this: The buyer is approved for, let’s say, a 90% mortgage. The buyer, their loan officer, or their real estate agent, might ask you to take a 10% second mortgage, but they adjust the purchase price up to cover all or part of that 10%. They disclose to the bank that the seller will provide a 10% second mortgage, but as soon as the sale is complete you forgive that 10% second. In other words, you accepted the 10% second but had no intention of ever making the buyer pay it. What this effectively does is make the buyer’s 90% first mortgage a 100% first mortgage instead. Make no mistake, even though you are disclosing that second mortgage to the primary lender, you are still committing fraud. Both of these types of fraud are very rare, and most likely as a seller willing to carry a second mortgage you won’t encounter someone who asks you to do it. However, I want to make sure you are aware of them because no matter how badly you need to sell your home, it’s not worth committing fraud over. Land Contract aka Contract for Deed Land contracts are essentially 100% seller financing. In this case your buyer will not be getting any other mortgage except the financing you are providing. Land contracts can be structured 2 different ways. You can either close on the property with the buyer and convey the deed to them and the land contract exists as financing on the property or you can set the land contract in place and the deed isn’t conveyed until the buyer pays the land contract off, either by refinancing down the road or by paying the balance in full. It is to your advantage to do the second, where you retain the deed until the buyer pays off the land contract. You may have heard that in order to sell your home on land contract you must own it free and clear. This is not 100% true. In some cases, your existing mortgage may have a ‘Due on Sale’ clause. By conveying your home on a land contract when you do have a mortgage the bank has the right to invoke the ‘Due on Sale’ clause. However, it is VERY, VERY rare that a bank will invoke this clause as long as payments are being made. This is especially true in down markets where foreclosure rates are high. Like a seller carryback the terms of the land contract are completely negotiable. All of the terms I mentioned in seller carrybacks apply here. I also strongly encourage you to make use of an attorney when it comes to setting the terms of the land contract and completing the paperwork. In some states title companies can assist with these documents. As we know, traditional closings can be very costly in terms of closing costs, especially for the buyer who has to pay loan origination fees. An advantage to selling with a land contract is that most of these fees don’t apply, saving thousands of dollars in closing costs. This means that the buyer can either put this money towards a down payment, which goes directly to you, or for the buyer whose funds are more limited, they are still able to get into the house when they might not otherwise be able to do so. A land contract results in the conveyance of the property. Because of this your buyer is actually a buyer and not a tenant. This gives you the advantage of putting someone in your home who has a buyer’s mentality not a tenant’s. They are much more likely to take care of the house and be responsible than the average tenant. The disadvantage to this is that if your buyer should stop making payments for some reason, in most states, you cannot simply evict them. You will either need to follow forfeiture procedures or foreclosure procedures, both of which cost more in time and money than a standard eviction. On a Land Contract you can also “wrap” your mortgage. For example, if you are paying 5.5% interest, you might be able to charge 8% or more. Even without much of a higher price on your home, you have the spread between 5.5% and 8.0%. On $100,000 of a loan balance, it would mean $2500 per year in your pocket! This is 2.5% difference in interest on $100,000. Land contracts hold a big advantage over seller carrybacks in that you are able to market your home to a much larger pool of buyers. With the seller carryback the buyer is still qualifying for a mortgage for most of the cost of the property, but with the land contract you can sell to someone who is currently unable to get a mortgage, which greatly increases your reach. Who are some of these people? Buyers who have moved from another area that are still trying to sell their old home and can’t qualify for two mortgages, someone who is going thru a divorce and their existing home is tied up, a buyer who’s credit is bruised, a buyer who’s credit isn’t established enough yet to qualify for a mortgage, just to name a few. Lease Option/Lease Purchase Lease options and lease purchases are probably the most creative forms of seller financing and are particularly effective for selling your home in a down market. In both, you are leasing the property to your buyer for a period of time and at the end of the lease period they can buy your home for a pre-set price. In the case of a lease option, the buyer has the right to purchase the home, although if they don’t they would forfeit their option fee. In the case of a lease purchase the buyer is obligated to buy the home at the end of the lease period. Obviously from the home seller’s perspective the lease purchase is more desirable. You must however, make sure that if you sign a lease purchase they can actually get a mortgage down the road, otherwise you will be suing them in court to buy your home (not a good experience). Unlike the seller carryback and land contract, you are not charging interest on a loan, the tenant buyer is, instead, paying rent. One of the negotiable terms of the lease option/lease purchase contracts is whether any of the rent will apply as a credit towards the purchase price, otherwise there is no principal pay down. With lease options and lease purchases you have a landlord-tenant relationship with your buyers until they actually purchase the house. This bears some advantages and some disadvantages. While your buyers are tenants, they do not have the typical tenant mentality. Their intention is to buy the house. As part of the lease option or lease purchase contracts they pay an option fee, which applies against the purchase price when they buy, but, it is non-refundable if they don’t. This money helps keep them motivated to become home buyers. However, because they are tenants, during the lease period you will be responsible for repairs on the house, except of course for damage done by the tenants. One of the main advantages to having the landlord-tenant relationship during the lease period is that if the tenant stops paying rent you can evict them. The reason for this is that in lease options and lease purchases you retain ownership of the house until the buyer actually exercises the purchase agreement. While evictions are rare, they are definitely advantageous because they are much less costly and much quicker than foreclosure or forfeiture. Additionally, if you are forced to evict you still get to keep the option fee. The terms of lease options and lease purchases are different than mortgage based seller financing. Instead of negotiating interest, amortization and the like, you are negotiating the length of the lease, the amount of the rent, the amount – if any – of the rent applied against the principal, and whether extensions will be permitted and how much the purchase price, option fee and rent will increase for an extension period. Like land contracts you are truly offering your home to the largest possible pool of potential buyers. Offering this kind of flexibility is the most effective way to sell your home in a down market. Mortgage Assumption Mortgage assumptions are much more limited, but can be a useful option for selling your home in a down market. Instead of obtaining a new mortgage the buyer assumes (takes over) your existing mortgage. Depending on how much equity you have in the property it may be necessary for the buyer to either make a down payment or for you to offer a second mortgage. The reason that mortgage assumptions are more limited is because of the qualifying criteria that must be met. First, your existing lender must be willing to let a new buyer assume your mortgage. Most mortgages are non-assumable, however, given the challenged market conditions many areas are experiencing this may be negotiable with the lender. In order for the buyer to assume the mortgage, however, they must be able to qualify. The lender will not let just anyone assume it. If the buyer can qualify for the existing mortgage they can likely qualify for a new mortgage as well. There are a couple of reasons a buyer might want to do a mortgage assumption versus just getting a new mortgage. First, the terms of your existing mortgage may be much better than the buyer can get on a new mortgage. Interest rates have gone up and the difference in rate between your existing mortgage and a buyer’s new mortgage may be as much as 2% higher. If you remember from our above example, just a ½% rate differential for a much smaller loan can make a difference. The other reason a buyer would want to assume a mortgage is because it can save them thousands of dollars in closing costs. The advantage of this to you, the seller, is that is means they can put more money down when buying your house, or it allows them to buy your house when they might not otherwise have been able to. When selling your home in a down real estate market it is critical to reach as many buyers as possible. The typical pool of buyers is limited to those who can currently qualify for a mortgage. By offering creative financing solutions you are able to reach far more buyers than the conventional seller, especially using lease options, lease purchases and land contracts. Selling in a down market can be tough. This type of creative financing differentiates you from the pack of other homes on the market. Additionally by offering seller financing you can actually receive more money on the sale of your home, either in the form of interest payments or purchase price. --Whenever you are ready, check out our selection of turn key rehabbed, rented, and managed homes with 12 months of guaranteed rent and monthly cash flow. http://www.ezkeyre.com

How to have your calendar enliven and inspire you daily.

Wed, 28 Jan 2009 22:27:57 -0600

If you are like most people we try and get as much stuff shoved into a day as possible to feel productive. The more we get done the better the day. I ask you, are you fulfilled and satisfied by the work you get accomplished or the tasks that you tick off? Most people are not...it is just stuff to do, that gets us through the day or to a place we can REALLY do what we want. What if by making a slight shift in how you relate to and fill your calendar could change your entire experience of your day, yourself, and what you are capable of?

* Begin by filling your Calendar with Happenings that get at the source and heart of what you're after in life - at work, at home and at play. When you write them, do you have the experience that they will alter your behavior when you act upon them? (most do not)

* Drill down when writing each opportunity for action until it addresses at least one of your core concerns and matters in life. Keep drilling and looking until you're clear that when it comes up in your calendar you're going to do it. You can ask yourself the following question: Is this thing worth giving my life for? After all, this moment right now, is your life.

* If at some point your Happenings in your calendar no longer inspire you, rewrite them. The sharper your skills in creating powerful Happenings, the more satisfying and fulfilling your life will be. The relationship is direct.

* Express each happening as an accomplishment that you have already achieved. e.g.(called mom and shared my heart and how much I appreciated her. Created a whole new opening for our communication.)

* If some happenings do not address your concerns or what your up to in life, you might consider moving them to your list of not doing.

* Or, you may choose to take them completely off your list.

If you practice this, happening by happening, week by week, you will know yourself as the designer of your life. Never mind checking off a snores-ville endless "to do" list. Instead, you will create a day and a life filled with amazing accomplishments that leave you fulfilled.

Values tumble until 2010...but not at EZKeyRE.com

Wed, 21 Jan 2009 23:56:08 -0600

The 10 with the lowest risk for lower real estate values were Denver; Indianapolis; Cleveland; Columbus, Ohio; Charlotte, North Carolina; San Antonio; Pittsburgh and three Texas metro areas: Houston, Fort Worth and Dallas, according to the survey.

Check out Bob Irvy at Bloomberg and what he has to say about Indy and the rest of the country.

http://www.bloomberg.com/apps/news?pid=20601087&sid=aov5kTvfFfAU&refer=home

Skiing in Colorado or flying in Norway or Buying Cash Flow Property? I will fly before I die.

Wed, 21 Jan 2009 22:50:18 -0600

wingsuit base jumping from Ali on Vimeo.

Video Clip from "What are you waiting for?"

Tue, 20 Jan 2009 23:32:35 -0600

What Are You Waiting For? - Broadcast your self LIVE

"The time has come to set aside childish things." What are you waiting for?

Tue, 20 Jan 2009 12:42:09 -0600

Erik Sale is my guest Today 1/20/09 at 3pm EST: Erik is a coach, mentor, national speaker, serial entrepreneur and real estate investor. He has been investing through good times and bad and currently serves as the president and founder of EZ Key Real Estate LLC a company focused on cash flow property and foreclosure investing. Raised in Oregon, schooled at Northwestern University in Evanston, Illinois, Erik has spent the last 12 years living and traveling from Vail Colorado, where he has created and launched several successful businesses and carved out an exceptional piece of life. Erik has spent the most recent years in the real estate training, coaching and seminar business working with likes of Money in Training, National Real Estate Investors, Enlightened Wealth Institute, Donald Trump, and Robert Allen. Erik also served as a co-host of the radio program "Real Talk with the Real Estate Experts" with Dave Burke on 630 KHOW for Clear Channel. The show is still on the air Saturday afternoons and is now syndicated in half a dozen other markets around the country. Although no longer co-hosting, Erik is a regular radio visitor. His company, http://www.ezkeyre.com provides turn-key real estate investment opportunities. The core of the business is providing investors with affordable cash flow properties, rehabbed, rented, and managed, with guaranteed cash flow. The intention of the company is to eliminate the typical hassles of investing in real estate, allowing customers to grow wealth, work less, and get paid. Erik's mission statement is simple: Extraordinary service, and exceptional relationships. EZ Key Real Estate exists to empower and enable investors who seek freedom, peace of mind and self expression through wealth and passive income real estate. His purpose is to make a difference, inspire others, have fun, make money, and transform lives and his communities.

What are you waiting for in life? Join us on air and tell us. Today Tuesday January 20th.

Tue, 20 Jan 2009 00:10:52 -0600

Putting a New Spin on Coaching & Personal Development through Social Broadcasts Kristen Moeller has invited you to the event 'Coach, Mentor, Real Estate Investor & Entrepreneur Erik Sale' on Real Coaching Radio Network!

Check out "Coach, Mentor, Real Estate Investor & Entrepreneur Erik Sale" on Real Coaching Radio Network Kristen Moeller Time: January 20, 2009 from 3pm to 4pm Location: Real Coaching Radio Network

Organized By: Kristen Moeller

Event Description: Erik is a coach, mentor, national speaker, serial entrepreneur and real estate investor. He has been investing through good times and bad and currently serves as the president and founder of EZ Key Real Estate LLC a company focused on cash flow property and foreclosure investing. Raised in Oregon, schooled at Northwestern University in Evanston, Illinois, Erik has spent the last 12 years living and traveling from Vail Colorado, where he has created and launched several successful businesses and carved out an exceptional piece of life.

Erik has spent the most recent years in the real estate training, coaching and seminar business working with likes of Money in Training, National Real Estate Investors, Enlightened Wealth Institute, Donald Trump, and Robert Allen. Erik also served as a co-host of the radio program "Real Talk with the Real Estate Experts" with Dave Burke on 630 KHOW for Clear Channel. The show is still on the air Saturday afternoons and is now syndicated in half a dozen other markets around the country. Although no longer co-hosting, Erik is a regular radio visitor.

His company, http://www.ezkeyre.com provides turn-key real estate investment opportunities. The core of the business is providing investors with affordable cash flow properties, rehabbed, rented, and managed, with guaranteed cash flow. The intention of the company is to eliminate the typical hassles of investing in real estate, allowing customers to grow wealth while working less.

Erik's mission statement is simple: Extraordinary service, and exceptional relationships. EZ Key Real Estate exists to empower and enable investors who seek freedom, peace of mind and self expression through wealth and passive income real estate. His purpose is to make a difference, inspire others, have fun, make money, and transform lives and his communities.

See more details and RSVP on Real Coaching Radio Network: http://www.rcrn.info/events/event/show?id=1988422%3AEvent%3A61025&xgi=c4nu1Oj About Real Coaching Radio Network

testing testing

Mon, 19 Jan 2009 20:09:16 -0600

testing

Foreclosures are up over 80 percent in 2008 that is a 225% increase over 2006.

Mon, 19 Jan 2009 01:08:36 -0600

I smell opportunity. According to RealtyTrac 2008 U.S. Foreclosure Market Report, foreclosure filings were up 81 percent in 2008, Default notices, auction sale notices, and bank repossessions seem to be everywhere. There were 3,157,806 foreclosure filings, reported during the year, an 81 percent increase in total properties from 2007 and a 225 percent increase in total properties from 2006, according to the report. 1/54 homes filed for foreclosure. November 2008 to December 2008's foreclosure filings were up 17 percent, and more than 40 percent from December 2007. The top ten states for foreclosure rates in 2008 were Nevada, Florida, Arizona, California, Colorado, Michigan, Ohio, Georgia, Illinois, and New Jersey. The greatest number of foreclosure filings was in California, up 110 percent from 2007. Florida, Arizona, Ohio, Michigan, Illinois, Texas, Georgia, Nevada and New Jersey completed the rest of the top ten in total foreclosures. Learn how to take advantage of this market with cash flow properties in your own portfolio, now vs later. What are you waiting for. Learn more at http://www.ezkeyre.com.

Join me on real coaching radio next Tuesday. "What are you waiting for?" Buying cash flow properties now vs waiting.

Fri, 16 Jan 2009 17:59:13 -0600

Please join me on 1/20/09 from 3:00-4:00pm EST (1:00-2:00pm MST) for my live interview on the radio show “What are you waiting for?” Each week, the host Kristen Moeller and her expert guests explore and answer questions such as: “Why do we wait? How can we stop waiting and create the life of our dreams? How can we make a difference in the world?”

About the host: Kristen is a life coach with a Masters in Counseling Psychology and 19 years experience in the field of personal. She is the author of the soon to be released book, Waiting for Jack (www.waitingforjack.com) with a foreword by Jack Canfield. Her mission to empower people to be a “fierce disruption of the ordinary” in their own lives and the world.

To listen to the show live, go to www.realcoachingradio.com. Real Coaching Radio is a multimedia studio so if you want to participate in the live chat or be on webcam, go to http://www.waitingforjack.com/my_radio_show for detailed instructions. Thank you. See you there!

Indianpolis, Indiana tops our pick for best cash flow and foreclosure investing.

Thu, 15 Jan 2009 21:33:17 -0600

My indy list

Indianapolis, IN tops the charts for http://www.EZKeyRE.com favorite markets. See data on some of our other favorites this year. Permits Statistics Employment Statistics Affordability 12- 12- Total NF Payroll Employment State Metro Area Month S. Fam. Permits Month Total Permits Permits / Peak Permits 1-Yr Growth 1-Yr Growth Rate Unemp Rate Median Home Price Housing Costs / Income Housing Cycle Barometer Arkansas Fayetteville 1,344 2,805 37% 900 0.4% 3.9% $111,493 17% 0.0 Fort Smith 501 764 58% (200) (0.2%) 5.2% $79,401 15% 0.0 Little Rock 1,921 2,833 49% (300) (0.1%) 4.4% $126,326 18% 0.0 Colorado Boulder 196 572 11% 2,100 1.2% 4.8% $299,900 32% 2.2 Colorado Springs 1,676 2,070 19% (3,500) (1.3%) 6.6% $182,200 23% 0.0 Denver 4,120 9,838 34% (1,000) (0.1%) 5.9% $193,000 23% 0.0 Fort Collins 727 1,363 37% (600) (0.4%) 4.7% $205,000 25% 0.5 Grand Junction 734 826 40% 2,200 3.4% 4.3% $168,906 27% 1.5 Greeley 885 1,006 23% 300 0.4% 5.9% $138,900 18% 0.0 Pueblo 394 431 30% 0 0.0% 7.1% $83,770 15% 0.0 Georgia Albany 283 339 27% (900) (1.4%) 7.1% $88,860 20% 0.0 Athens 561 757 32% (100) (0.1%) 5.9% $131,063 26% 0.0 Atlanta 13,147 20,525 28% (67,800) (2.7%) 7.0% $144,753 19% 0.0 Augusta 1,758 2,166 40% (4,300) (2.0%) 7.3% $114,511 20% 0.0 Columbus 763 1,077 48% (2,200) (1.8%) 7.4% $105,190 20% 0.0 Dalton 252 361 33% (3,300) (4.2%) 10.4% $103,289 19% 0.0 Gainesville 401 410 16% (700) (0.9%) 6.5% $144,059 25% 1.2 Macon 572 913 49% (1,400) (1.4%) 7.3% $100,065 19% 0.0 Savannah 1,593 2,120 44% (2,800) (1.7%) 5.9% $141,647 25% 2.6 Valdosta 712 871 60% (1,400) (2.5%) 6.5% $104,262 23% 0.0 Warner Robins 668 873 41% (1,400) (2.4%) 5.9% $96,930 15% 0.0 Indiana Bloomington 358 495 41% 0 0.0% 5.6% $121,783 24% 0.0 Elkhart-Goshen 368 567 34% (7,000) (5.4%) 12.4% $105,798 17% 0.0 Evansville 576 837 38% (1,300) (0.7%) 5.9% $91,895 17% 0.0 Fort Wayne 780 999 27% (100) 0.0% 6.8% $90,556 15% 0.0 Gary 1,204 1,597 35% 100 0.0% 6.8% $119,663 18% 0.0 Indianapolis 4,487 6,836 40% (3,200) (0.3%) 5.9% $111,251 16% 0.0 Lafayette 500 543 30% (400) (0.4%) 5.4% $105,463 20% 0.0 Muncie 81 85 15% (800) (1.5%) 7.3% $72,287 16% 0.0 South Bend 430 814 41% (3,600) (2.4%) 8.0% $82,334 14% 0.0 Terre Haute 130 173 25% (1,900) (2.5%) 7.0% $75,155 16% 0.0 Louisiana Alexandria 432 448 47% 200 0.3% 4.9% $91,290 18% 0.0 Baton Rouge 2,664 3,874 43% 2,800 0.7% 4.8% $163,102 25% 1.3 Houma 574 823 69% (200) (0.2%) 3.6% $110,395 17% 0.0 Lafayette 847 1,111 22% 2,500 1.7% 3.5% $124,888 21% 0.0 Lake Charles 661 719 48% 0 0.0% 4.5% $105,078 17% 0.0 Monroe 257 329 27% (500) (0.6%) 5.5% $94,232 18% 0.0 New Orleans 2,946 5,017 38% 8,000 1.5% 4.9% $161,918 24% 0.0 Shreveport 1,001 1,556 51% 1,900 1.1% 5.9% $134,165 25% 2.1 Mississippi Gulfport-Biloxi 1,800 3,495 63% (2,000) (1.8%) 5.6% $135,992 25% 1.7 Hattiesburg 164 722 64% (900) (1.5%) 5.2% $92,837 20% 0.0 Jackson 2,136 2,186 49% (2,600) (1.0%) 5.4% $129,165 24% 0.2 Pascagoula 493 1,295 84% 700 1.2% 6.2% $106,164 19% 0.0 Missouri Columbia 507 619 27% (500) (0.5%) 4.3% $127,143 24% 0.2 Jefferson City 149 162 14% (1,100) (1.4%) 5.3% $106,129 19% 0.0 Joplin 214 275 37% 500 0.6% 5.3% $81,501 19% 0.0 Kansas City 2,903 5,864 32% (8,900) (0.9%) 6.2% $139,981 20% 0.0 Springfield 1,019 2,369 46% (400) (0.2%) 5.7% $114,773 23% 0.8 St. Joseph 88 98 23% 0 0.0% 5.4% $83,225 16% 0.0 St. Louis 4,869 5,882 32% (16,900) (1.2%) 7.3% $167,785 27% 4.5 Montana Billings 576 601 41% (100) (0.1%) 3.3% $132,368 21% 0.0 Missoula 340 456 41% (500) (0.9%) 4.9% $185,375 33% 2.3 North Carolina Asheville 1,928 2,632 61% (1,800) (1.0%) 6.2% $175,255 33% 2.9 Burlington 738 794 39% (600) (1.0%) 8.5% $107,018 20% 0.0 Charlotte 8,064 12,755 51% 500 0.1% 8.1% $150,000 22% 0.2 Durham 2,000 2,284 35% 3,300 1.1% 5.8% $173,611 28% 1.7 Fayetteville 1,530 2,443 57% (100) (0.1%) 7.5% $104,748 19% 0.0 Greensboro 2,114 3,347 52% 800 0.2% 8.1% $139,905 25% 0.0 Greenville 637 1,419 55% 100 0.1% 7.8% $106,239 21% 0.0 Hickory 916 955 39% (3,200) (1.9%) 10.2% $108,244 21% 0.0 Raleigh-Cary 7,032 11,904 67% 5,500 1.0% 6.1% $188,000 25% 0.0 Rocky Mount 437 446 43% (800) (1.2%) 10.9% $96,113 19% 0.0 Wilmington 3,666 4,395 48% (100) (0.1%) 7.6% $198,700 34% 2.7 Winston-Salem 2,213 2,301 52% 2,900 1.3% 7.2% $117,176 20% 0.0 Ohio Akron 910 1,102 28% (2,500) (0.7%) 6.4% $118,250 19% 0.1 Canton 359 523 34% (600) (0.3%) 7.1% $90,408 15% 0.0 Cincinnati 3,456 4,571 29% (4,400) (0.4%) 6.1% $150,000 22% 1.3 Cleveland 2,354 2,666 33% (11,000) (1.0%) 6.8% $107,264 16% 0.0 Columbus 2,683 4,475 26% 2,000 0.2% 5.8% $123,500 17% 0.0 Dayton 1,089 1,317 32% (5,900) (1.5%) 7.5% $105,720 17% 0.0 Lima 114 121 24% (500) (0.9%) 7.7% $88,941 15% 0.0 Mansfield 80 87 15% (1,000) (1.7%) 8.5% $90,299 17% 0.0 Springfield 89 119 17% (100) (0.2%) 6.9% $90,777 15% 0.0 Toledo 674 1,135 28% (7,400) (2.2%) 9.2% $93,226 15% 0.0 Youngstown 396 520 27% 700 0.3% 7.8% $68,396 12% 0.0 Oregon Bend 721 812 18% (100) (0.1%) 9.9% $208,872 30% 2.4 Eugene 640 875 32% (2,900) (1.8%) 8.4% $206,615 36% 5.3 Medford 405 481 23% (1,700) (1.9%) 8.7% $180,070 32% 2.3 Portland 4,392 8,272 42% (12,700) (1.2%) 7.2% $250,000 34% 5.7 Salem 663 890 26% (2,000) (1.3%) 7.8% $185,700 30% 5.2 Tennessee Chattanooga 1,304 1,787 47% (2,100) (0.8%) 6.1% $127,826 24% 0.0 Clarksville 1,031 1,483 46% (1,100) (1.3%) 6.7% $98,653 18% 0.0 Jackson 319 379 34% (500) (0.8%) 6.8% $86,161 19% 0.0 Johnson City 593 1,042 72% (600) (0.7%) 6.1% $112,191 26% 0.0 Kingsport 820 945 62% 800 0.7% 5.8% $108,392 24% 0.0 Knoxville 2,229 2,903 45% (3,100) (0.9%) 5.6% $146,450 27% 0.1 Memphis 2,523 3,396 31% (13,400) (2.1%) 6.9% $119,085 22% 0.0 Nashville 5,928 8,014 44% (6,300) (0.8%) 6.1% $142,000 23% 0.6 Texas Abilene 192 198 9% 900 1.4% 4.4% $96,700 18% 2.3 Amarillo 446 754 20% 1,100 1.0% 4.0% $116,500 21% 1.7 Austin 8,382 14,340 54% 12,600 1.6% 5.0% $179,900 25% 2.2 Beaumont 795 1,830 67% 700 0.4% 7.8% $134,400 24% 4.7 Brownsville 1,108 1,339 34% 2,100 1.7% 7.8% $88,000 23% 3.8 College Station 714 2,208 62% 2,600 2.8% 4.4% $139,200 28% 2.2 Corpus Christi 1,262 1,619 26% 2,600 1.5% 5.3% $130,500 26% 3.7 Dallas 12,456 28,793 39% 31,100 1.5% 5.8% $144,100 20% 0.0 El Paso 2,964 4,113 64% 6,400 2.3% 6.9% $132,800 30% 4.3 Fort Worth 7,348 10,982 29% 15,800 1.8% 5.5% $110,000 16% 0.8 Houston 28,945 44,212 59% 54,300 2.1% 5.5% $137,200 20% 0.7 Killeen 1,899 2,589 57% 2,600 2.1% 5.6% $115,709 20% 1.7 Laredo 736 1,066 45% 2,600 3.0% 6.0% $89,965 21% 0.0 Longview 212 269 17% 2,300 2.4% 4.6% $121,200 23% 3.0 Lubbock 962 1,611 39% 1,000 0.8% 4.1% $103,600 21% 0.0 McAllen 3,279 3,921 42% 8,300 3.9% 8.2% $101,100 26% 0.5 Midland 489 489 13% 1,500 2.2% 3.3% $122,646 20% 1.9 Odessa 267 729 35% 1,300 2.1% 3.9% $145,300 27% 4.6 San Antonio 6,142 10,561 47% 16,600 2.0% 5.4% $140,600 24% 2.6 Texarkana 99 148 18% 1,000 1.8% 5.1% $78,419 15% 0.0 Tyler 230 304 10% 900 1.0% 5.3% $122,700 22% 0.0 Waco 600 1,034 35% 1,300 1.2% 4.9% $100,000 21% 0.0 Wichita Falls 157 334 37% 900 1.4% 5.5% $100,000 20% 3.0 Total Permits includes both single-family and multifamily residential permits. Total Permits/Peak Permits is the current 12-month total permit activity divided by the perak 12-month period since 1982. The Housing Costs/Income ratio assumes a 20% down payment paid over 7 years, and the remaining 80% amortized over 30 years at the current fixed rates.

testing out twitterfeed

Thu, 15 Jan 2009 18:37:07 -0600

Don't mind me, am testing out twitterfeed

Cash on Cash Return...how good does it get?

Wed, 07 Jan 2009 15:23:51 -0600

At www.EZKeyRealEstate.com one of the most common methods we have for measuring the success or viablility of our investors choice of house / investment is Cash on Cash return. Cash on Cash Return is a percentage that measures the return on cash invested in an income producing property. It is calculated by dividing before-tax cash flow by the amount of cash invested (down payment amount) and is expressed as a percentage. Our larger packages of properties are around 1 million in value for 10-16 homes, fully renovated, 100% occupied with a 12 month cash flow guarantee. We sell the packages at 70-80% of current value and owner finance 90% of the rest. Here is a similar example: If before-tax cash flow for an investment property is equal to $15,000 and our cash invested in the property is $100,000, cash on cash return is equal to 15%.

Before-Tax Cash Flow $15,000
Cash on Cash Return = ------------------------------ X 100 = 15%
Cash Invested $100,000

The following shows how before-tax cash flow is derived.

Gross Income 54,500
Less Vacancy Amount 2,500
Gross Operating Income 52,000
Less Operating Expenses 17,000
Net Operating Income 35,000
Less Annual Debt Service 20,000
Before-Tax Cash Flow 15,000
The Cash on Cash Return is used to evaluate the profitability of income producing properties. It is an important analysis tool when comparing multiple income properties. The investor should rank income properties based on their potential return on investment and the cash on cash return should be given a strong weighting. However, the cash on cash return calculation does have some limitations. It is a before tax calculation and doesn't include the impact of an investor's tax bracket on their returns. Also, it doesn't consider the wealth building potential of a property via appreciation. A property in one area of a city may have a better cash on cash return then a property in another location, but it may not appreciate as fast because of it's location. One location may be more desirable than the other. The investor should look at a property's cash on cash return and the potential for appreciation when determining which income property to purchase.

Our larger packages boast up to 30%+ Cash on Cash return. This means someone can buy 10-16 homes at $0.70-$0.80 cents on the dollar fully rehabbed, with 100% occupancy guaranteed for the first year. 10% downpayment is all that is required, and with 30% returns cash on cash, you will have paid off your total cash investment in less that 3 years. At which point you will own a portfolio worth over 1 million dollars, with zero money invested, great cash flow, and plenty of reason to buy more. Check out our listings at http://www.ezkeyre.com and let us build a package that suits your needs. Click here to see a virtual tour of a 10 pack...
www.listingsmagic.com/9425 Happy house hunting. Erik

Cash Flow for a Cause---First Decents

Tue, 30 Dec 2008 12:59:53 -0600

White water kayaking became a passion of mine now over 5 years ago. Since then it has taken me all over the rivers of Colorado, to many other states in the US and twice to the jungles of South America. It is truly an exceptional experience and life changing sport. Not to mention, kayaking is a great way to seek out investment property...I have several rental houses on one of my favorite runs on Gore Creek. Friend and local professional kayaker Brad Lundin founded First Decents 8 years ago to provide an opportunity for kids with cancer to share in this exceptional sport. These camps for kids are paid for by donations of time, resources, food and money. Those of you who have purchased cash flow properties from us at http://www.ezkeyre.com, I know you have some extra income this year. For those of you who are not flush with cash in 2008, ask yourself what it woudl be like to have enough passive income to give all you wanted, without impacting your lifestyle. http://www.EZKeyRealEstate.com will teach you how to make more money...that's the easy part. Give to First Decents, give joy, excitement and passion to these kids. Check out this video and http://www.firstdecents.org

Free tour of Stone Creek Chutes in Beaver Creek

Mon, 29 Dec 2008 12:22:12 -0600

Hey for those of you who have bought cash flow properties from http://www.ezkeyre.com this year we have a special opportunity. Stone Creek Chutes are the newest terrain to open out here in the Vail Valley. We will take you on a free tour! Or if you happen to be just starting out on skis or in real estate investing, we will keep you on the groomers...a groomed run is like a turn key 3 bedroom with guaranteed rent...you can't go wrong and its a great place to start. Check out this video of my friend Chris Anthony on Christmas Day. Talk about a white Christmas.