Effectively Using Lease Options有效利用期权契约
 

Really, if you think about it, buying a property and renting it out is nothing new in the world of real estate investing.真的,如果你想想看,购买物业出租、出新意,在世界房地产投资. The practice has been going around much longer than any of the real estate gurus that created these "get rich" real estate courses!实践到处长得比任何房地产大师们创造这些"致富"房地产课程!

So why is everyone making such a big hoopla about doing lease options?为什么大家都这样做了一个大hoopla期权契约?

No Money Down Deals没钱下来交易
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One of the many reasons that lease options are so popular, is the possibility of creating a No, or Low Down payment to purchase the home.其中的原因很多,租赁期权如此受欢迎,是有可能创造一个没有,低首期或购买回家. This is done by working directly with the seller of the house, and hammering out a deal between you and the seller.这是由直接与卖方的房子,并敲击出你和卖方之间的协议.

That means, no banks, no credit checks and no qualifying!也就是说,银行没有任何信用检查,没有资格! Of course, not every seller is going to be open to the idea of flexible terms for you, so it would be a good idea to work with motivated sellers.当然,不是每个卖主即将开放灵活的理念,为你们这样做很好工作干劲卖方.

Working With Motivated Sellers卖家与动机
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Although these deals are more difficult to find, they are out there and they exist.虽然这些交易更难找,他们是出于他们那里存在. You just have to know where to find these deals.你只要知道找这些交易. Many of these deals can result in no down deals if you offer the seller something that they desire.许多这些交易可能导致交易下降,如果你没有提供卖方一件他们的愿望. One such item is the sales price.这些项目之一就是销售价格. Offer to pay maximum dollar before repairs to entice the seller to offer you good terms for buying the property.提供支付修理前最高价为拉拢卖方提供良好的条件,为你买了财产.

While other investors come by and offer them low-ball insulting offers, you might get the nod for coming out and offering a better deal.而其他投资者来飨低球侮辱性出价你可能会点头赤膊,并提供更好的待遇.

Remember, these people are in distress some how, and if you put together a fair offer for both parties, you may get the property at a really good price.记住,这些人都是一些遇险如何,如果你放在一起为双方提供一个公平、你可以得到一个真正好的房地产价格.

Giving To Get What You Want给你想要得到什么
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Nobody likes to be sold.没有人愿意出售. Don't make your seller feel like they've been ripped off!你不觉得自己已经被卖方冤大头! Creative negotiating is the key to securing a great deal.创意的关键在于谈判取得很大. There's no need to strip the seller of their dignity by insulting them with a totally one-sided offer.根本不必带卖方侮辱他们的尊严,他们在一个完全片面投标. Make the seller feel like they are getting something out of the deal and you'll close more profitable deals faster with less problems.使他们有所感觉卖方出更密切的交易,你就会赚钱快交易少问题.

While you are negotiating with the seller, find out just what they need to get rid of the property and go from there.虽然你跟卖方刚找到他们所需要的财产和摆脱从那里走. Most sellers in distress don't have a lot of time or options and may offer you a very good deal.卖家遇险最没有很多时间,或者你选择,并可提供一个很好的交易.

Also take in consideration the condition of their property.同时考虑采取其财产状况. You cannot pay full price if the house is in need of repairs.如果你不能支付全部价款的房子需要修理. A good suggestion would be to only look at houses that are cosmetically damaged, and not structurally damaged.一个好建议是只看房子,美容损坏、不损坏结构.

Needing a new roof or new plumbing installed is different than just cleaning up the yard and putting a fresh coat of paint on.需要一个新的屋顶或新安装水管不同只是把院子清理新鲜外壳油漆. Actually, the more cosmetically unpleasing the property is, the better your negotiating leverage is.其实,更美容unpleasing财产,更是你谈判筹码. You'd be surprise the amount of discount you can get from an unpleasant looking property!突然就会被折扣额看,你从一个不愉快的财产!

To ensure the property has no major problems, bring along a handyman and have them hand you estimate for getting everything done.为确保财物并无大问题,电工带你和他们估计争取订单都做. Once he does, simply hand that to the seller and show them how much it's going to cost to get this property back into a livable place.一旦他那样简单地说,手和卖方出示多大的代价去得到这种财产回为子孙居住. If the seller can't or won't fix the problem areas, ask them to add the cost into the final sales price to make it fair for both parties.如果卖方不能或不会解决问题的地方,请他们添加到成本价销售的最终使其公平买卖双方.

Important Tips When Buying With Lease Options当购买期权契约与重要提示
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When purchasing property via "For Sale By Owners" (in other words, no real estate agents), always buy the property on a Land contract or a Contract for Deed.当初购买物业经"业主出售"(换句话说,没有房地产代理商)一向对房地产买了土地承包合同或契约. Both of these contracts are used when selling property between two parties without a real estate agent.这两项合同用来当财产出售两党之间无房地产经纪人. Sit down with a real estate attorney and have them go over the details with you for a land contract.坐下房地产律师与他们再详细你承包了.

If the seller offers a lease option to you, turn the offer down.如果卖方提供租赁选择你,把开办下来. Here's why.这里的原因. A lease is another word for renting their property, which means you don't own it.租赁是另一种文字出租财产,这并不意味着你自己.

If you are simply a renter of the property, the seller only needs to get a court order of eviction and your out of the property.如果你是一个纯粹的租房财产卖方只需取得法庭命令你驱逐出房地产. If however you are the owner of the property, the seller will most certainly have to induce what is called a judicial foreclosure.但是如果你拥有的财产,卖方必定要诱使何谓司法赎. The difference is probably $10,000 dollars or more in attorney fees, court fees and between 8-12 months time for processing.不同的是,可能在10,000美元以上的律师费,费用由法院办理时间8-12个月.

A judicial foreclosure is very costly and time consuming for the seller, and would probably force him to negotiate more favorably towards you.司法赎是很昂贵及费时卖方并有可能迫使他对谈判囡你. All the while, the property is in a period of Stay, of course you are still required to pay the seller and follow through with your end of the contract.而所有的财产,是在一个时期留当然你仍然需要缴纳卖方贯彻你结束合同. However nothing can be put into action until after the foreclosure is completed.但是无法付诸行动,直到完成后赎. Wow, that's a very important point.哇,这点很重要.

Know that this has happen and the people ended up staying in the home mortgage free!知道这事的人留在家里落得抵押免费! They didn't fulfill their end of the contract by paying the seller their monthly mortgage payment like they should have, yet the seller couldn't do anything until the pending foreclosure had been resolved.他们不履行合同结束卖方支付的供款像他们应有但卖方也无计可施直到等待赎业已解决. Not even get the buyer to pay their monthly mortgage payment to them!连买方支付给他们的供款!

These are the extreme's.这些都是极端的. But it would be in your best interest to see that you are considered an owner then a renter.但你会看到你感兴趣最好考虑拥有那么租房.

Important Tips When You Lease Your Property重要提示你当你租赁财产
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For the very same reasons listed above, when you look to sell your property, you first do it as a lease.以上所列为同一理由,当你看你卖财产你先去做一个契约. If the buyer/renter insist on having an option contained within the lease contract, you write the option on a separate contract.如果买方/租房坚持有选择契约所载的合同你可以选择在一个单独写合同. If there was ever a dispute, you may gain an advantage in court since the original lease is basically a renter's agreement.如果有任何争议,你可抢占先机法院由于原契约基本上是一个租房的协议.

The option that you have your attorney write up, simply will include that the option is not an option unless terms of the lease agreement is met.你有你的选择,写起来检察、仅仅将不是一个选择方案,除非契约条款的协议为止. Always make the option contain wording that has the renter fully complete the lease agreement first.做出选择总是包含文字已全面完成了租房契约协议. A good term for a lease agreement is 24- 36 months.一个好的代名词租赁协议24年至36年不等. The option would be null and void if the renter moves out before the lease agreement is up or is late on any rental payment within that time.选择将无效如果租房前搬离了租赁协议或者已故任何时间内支付租金.

By doing so, if your renter violates any portion of the lease, you simply file for an eviction and your tenant will need to evacuate the property within the time stated by the eviction notice given by a judge.这样,如果你违反任何部分租房契约你和你干脆立案驱逐租客需疏散财产的时候表示驱逐通知法官. No judicial foreclosures, no lengthy waiting periods and the defaulted tenant is removed in less than 45 days!没有司法foreclosures,没有冗长的等待期,并取消了不到租客拖欠45天!

Also ensure that your contract has some type of clarification as to the sales price.合同还保证你某种澄清至于销售价格. Specifically the property should be priced at the market during the time of the sale, not fixed at the time of the lease agreement started.具体来说地产市场售价应该在出售时,当时没有固定的租赁协议开始. You also want to make sure that you stipulate that as a renter, the renter cannot sub-lease out the property and by doing so would violate their lease agreement.您还希望确保你规定了租房、<租房不能分租出这样将财产和侵犯其租赁协议. You don't want another investor in there trying to profit off of your deal.你不希望再有投资者获利尝试过你的交易.

If there is any violation of the lease agreement you can let the renter/buyer know that you may take them to eviction court if the violations aren't corrected.如果有任何违反租约你可以让租房/买主知道你可以取如果法院以违反驱逐不纠.

Time To Cash Out Your Option您选择现金出时间
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If the lease agreement is fulfilled as stated in your contract, then go ahead and offer your leaser the chance to own the property outright.如果租赁协议履行正如您合同然后先行的机会,并提供您自己的财产最小二乘单纯. Of course, they will have to qualify with a bank and get the whole sales price paid off.当然,他们要整取同一家银行付清价款. By doing this, you would have the funds to pay off your contract with the original seller, and pocketing the difference from your buyer.这样,你便脱下自己的资金支付原始合同卖方而中饱私囊区别你买主.

Remind the buyer/renter that the sales price is based on what the price is at the present time, and not when they had initially started their lease.提醒买方/租房的销售价格是基于什么价钱目前,当他们开始,而不是最初他们租赁. A tactic of negotiating for the buyer/renter is that the price should be set back to the price when the house was originally rented to them.买主洽谈策略/租房价格应该是回到了当物价家原本出租给他们. You can let the buyer/renter know that you will offer them a 5% to 10% discount on the current sales price for being a good tenant.你可以让买方/租房知道你会给予5%至10%的折扣目前销售价格做个好租客.

With any of the strategies listed here, it is always wise to consult a real estate attorney to find out your legal options of any part of the deal.任何上市的策略这里是明智房地产律师请教法律找出你选择的任何部分这项交易.