First L/O Happening HELP ! SCARED ! R.E.Pros ? - Posted by David Larkins
Posted by David Larkins on October 30, 1998 at 23:18:08:
Although I have one rental condo that I used to live in, I am new to R.E. investments.
I have a 2 bedroom, 2.5 bath townhome in a good neighborhood that I have (thus far) successfully negotiated the following with the owners.
They were interested in entertaining a L/O from the start lucky me!(their FSBO ad indicated it). They are building another home and they don’t have enough equity to list with realtor, and have only been in the home for three years.
Initially, they wanted no more than a two year lease. After building some rapport at our first face to face meeting, I called on them several days later, and simply asked them for a three year term, and they agree(too easy ?). I enticed them with the fact that I will take care of any maintenance under $150.00 per month, my excellent credit history, the fact that I am devoted to finding a suitable buyer for their home,and presenting a professional approach/appearance.
The deal has the following characteristics:
Original Asking Price: $99,900.00
Offer to Lease Option: $97,980.00
Option Consideration: $1000.00 (toward purchase price)
Monthly Rent: $930.00
Term: 36 months
No rent credit: $0.00
My final price to pay: $96,980.00
The owners owe their lender approximately $94,000.00. The transfer tax plus the area’s traditional closing costs will bring them up to $95,000.00 or so. They stand to make $1000-$1500 at close.
Since this is my first L/O, and I was soooo excited to have someone actually work with me, I made the mistake (or is it?)of offering the $1000.00 option consideration. I also offered to pay them 2 months prepaid rent in lieu of a security deposit (I told them that in a L/O the option money is non-refundable so a security deposit is not required).
I have a total thus far of $2860.00 (3%)in the deal ( actually if I find a buyer before the lease begins only $1000.00).
Now…I am in a fight with myself over how to market the property. There is NOT alot of margin here since I have acquired at market value.
Do I raise the asking price to $103,000.00 or so (5%)and work with the $6000.00 spread? I need to keep $1030.00 out for transfer tax and then I could ask for $3000.00 option money and give $200.00/mo rent credit($2400.00). I would try to get $1050.00 in rent. I do not want to gouge anyone.
OR… Do I try to sell my position (assign) my lease option for $4000.00-4500.00 and simply walk away with a profit of $3000.00-$3500.00 ?
Remember, I have CONTROL of the property for three years. Do I want to chance vacancies, poor tenant/buyers…OR…do I want to roll the dice and hope that the potential buyers do not exercise and I can hopefully receive additional option consideration? I could have additional potential rental income profit of $4320.00 (1050-930)= 120*36=4320.00
Now here is my real problem…I AM SCARED TO DEATH THAT I WILL NOT BE ABLE TO FIND A TENANT/BUYER !!! It is becoming winter in the Northeast and the holidays are coming up.
This whole transaction is predicated on finding a qualified party to support my profit projection for either scenario.
One last thing…maybe I want to actually buy it in three years on only do a regular lease? By that time I could have used the PCF towards the actual purchase of the home and rent it out for income and depreciation. However, I want/need cash flow now, not depreciation, to leverage against more profitable deals?
Thanks in advance for any and all comments and suggestions.
Phila, PA. Suburbs