Turn Key Real Estate & Alternative Investing--Cash Flow with Erik Sale

2010-11-15T11:00:00.001-08:00

Let it snow let it snow let it snow

2010-11-13T22:31:00.001-08:00

Testing ping account

2010-08-30T14:04:00.001-07:00

West Vail Dining is getting some press. Breakfast at Tiffanys. http://ping.fm/fsFh6

2010-05-27T15:29:00.001-07:00

Leave your Lizard Brain behind. http://bit.ly/dcuBoY
Why most things don't get completed.

2010-05-27T12:04:00.001-07:00

Say goodbye Denver. Heading to Vail for the weekend let's have some fun.

2010-04-03T16:21:00.001-07:00

If anyone wants to call in to real talk and talk live with Erik Sale or Dave Burke call the studio 303-713-8255

2010-04-03T16:09:00.001-07:00

Erik and Dave are live right now from 5-8pm mountain standard on 630 am KHOW. Tonight we are discussing integrity in life, and business.

2010-03-24T20:07:00.001-07:00

The real talk network team blew the lid off of what is possible in San Diego and LA. Dave Burke and Erik Sale team led all the events.

Connecting social sites.

2010-03-17T21:07:00.001-07:00

Testing if this is connecting to facebook. I am trying to disconnect the blog from facebook.

Erik Sale |1-866-95-EZKEY |http://www.ezkeyre.com
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2010-03-17T12:33:00.001-07:00

Better than real estate. No stock market, no toilets, no turnover, no tenants. Fixed double digit returns every year with very little risk. You can do this inside your IRA or with cash. I am doing both. Send me a message and I will shoot you a link to short presentation. I have been liquidating cash flow properti...es in Colorado and Indiana to place participation amounts into a new asset class that fortune magazine rated fastest growing last year. You don't need the stock market risk to conservatively double you money every 4-6 years. No selling or MLM. 20 year old alternative investment strategy. Simple, powerful and effective.

2010-03-17T11:31:00.001-07:00

test

2010-03-15T15:30:00.001-07:00

Dave Burke our CEO just completed the Landmark Forum.

2010-03-15T15:29:00.001-07:00

Real Talk event tonight in Westminster CO 6:45. We will even buy you dinner. Erik Sale and David Burke will be your hosts.

2010-03-11T10:41:00.001-08:00

Hiring for our new wealth department for Real Talk today.

2010-03-10T17:20:00.001-08:00

Here is a link to the Vail Valley Publication: http://ping.fm/61YK9
Listing for Erik Sale, Vail CO

2010-03-10T10:50:00.003-08:00

Check out the houses on www.ezkeyre.com.

2010-03-10T10:50:00.001-08:00

We have a package of 5 new homes for sale in Indianapolis. They are are all rehabbed, rented and under management with 2 year leases.

2010-03-09T16:02:00.001-08:00

Byline: Penny Parker, Rocky Mountain News

Erik Sale, contestant No. 17, sailed to victory during Esquire's Search For The Best Dressed Real Man in America pageant at Andrisen Morton, the tony menswear boutique in Cherry Creek North.

The hunka-hunka hottie, owner of Salermade Investment Corp., knocked out 20 other contendahs Wednesday night to take home the title.

While others pruned, preened and prepared by preregistering online, Sale stumbled into the event by accident.

Sale's pal, Realtor Rollie Jordan, told him to stop by the store on Third…
http://ping.fm/aKQFB

2010-03-09T15:10:00.001-08:00

Here is a short video on what to expect in the Real Talk presentation. http://ping.fm/6ua1g

2009-09-11T11:55:00.001-07:00

Credit Tips from Real Talk Network :)

http://ping.fm/zdRzI

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2009-09-11T11:45:00.001-07:00

Credit Tips from Real Talk Network :)
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2009-09-10T10:17:00.003-07:00

Real Talk Network customer who has eliminated all credit card debt in 3 months…and is now working on their mortgage only. http://ping.fm/lfnWk

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2009-09-10T10:17:00.001-07:00

Real Talk Network customer who has eliminated all credit card debt in 3 months…and is now working on their mortgage only. http://ping.fm/Bicyv

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2009-09-10T10:06:00.003-07:00

Real Talk Network customer who has eliminated all credit card debt in 3 months…and is now working on their mortgage only. http://ping.fm/lfnWk

2009-09-10T10:06:00.001-07:00

Real Talk Network customer who has eliminated all credit card debt in 3 months…and is now working on their mortgage only. http://ping.fm/Bicyv

2009-08-14T14:57:00.001-07:00

Read what our clients have to say http://ping.fm/IkwGf

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2009-08-14T14:46:00.001-07:00

Read what our clients have to say http://ping.fm/IkwGf

2009-08-13T13:18:00.001-07:00

Erik Sale and Dave Burke LIVE RIGHT NOW at AM 830 KLAA http://ping.fm/Ec0X9

Be sure to listen in!

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2009-08-13T13:07:00.001-07:00

Erik Sale and Dave Burke LIVE RIGHT NOW at AM 830 KLAA http://ping.fm/Ec0X9
Be sure to listen in!

2009-08-07T16:25:00.001-07:00

See why cash flow properties are the best investments right now. http://ping.fm/DVqsF

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2009-08-07T16:15:00.001-07:00

See why cash flow properties are the best investments right now. http://ping.fm/DVqsF

Why investment properties, cash flow homes and rentals are the best place to be right now!

2009-08-07T16:01:00.000-07:00

Thinking about your next investment vehicle? Try out cash flow homes, investment properties and rentals.

This is from an article titled "Drop in homeownership likely to continue" by Haya El Nasser at USA TODAY.

"We're returning more to what was normal in the 1960s," says Dowell Myers, housing demographer at the University of Southern California. "People didn't buy homes then as an investment. They bought them to raise families."

Renting also may be more appealing because:

Households are smaller. The youngest of 79 million Baby Boomers will turn 56 by 2020 and many will be empty nesters who favor small homes. The 20-something millennial generation is at a peak age for renting. "What we used to think of as the typical American family — married couple with children — is really not typical anymore," says Mark Obrinsky, chief economist for the National Multi Housing Council in Washington, D.C.
It's tougher to buy. The subprime mortgage crisis is tightening credit availability.
Some are new to the USA. Most recent immigrants rent.
Some want to save energy. From tax credits to mass transit, going green is reshaping growth.
Homeownership is not inherently good or bad, Obrinsky says. "Let's give people the best set of housing choices. They want to be a renter, let them be a renter. If they want to be an owner and they can afford to be, let them be an owner."

Read the whole article here: http://www.usatoday.com/money/economy/housing/2009-08-05-rental_N.htm

Erik Sale |1-866-95-EZKEY |http://www.ezkeyre.com
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2009-07-02T14:53:00.001-07:00

What the Real Talk Network can do for you!

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2009-07-02T14:43:00.001-07:00

What the Real Talk Network can do for you!
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What the Real Talk Network can do for you.

2009-07-02T14:35:00.000-07:00

Can You Afford to Be in Debt
When Our Country is Teetering
on the Brink of Disaster?

You don’t know what you don’t know.

We do!

We at Real Talk Network cannot fix what is happening in Washington — we cannot influence the Fed. But we can help you eliminate your debt honorably. If you have no mortgage payment, if you do not owe on your car, you can weather the onrushing storm.

No matter how strongly we feel about the nation’s debt, they may not be listening to us in Washington today. But you can take control of your personal debt starting right now.

Interest never sleeps. Interest never gets sick, it never takes a vacation, it does not yield to entreaty or whining. Debt will take you to your grave unless you defeat it at its own game. Debt is slavery. Just as the government controls your life using the tax code, your creditors own you through your debt.

Our program does not collect dust on your bookshelf. We coach you individually, based on your situation.

We do not ask you to give up your lifestyle*, but we still:

Wipe out your consumer debt in weeks or months.
- In Colorado, on average, our students wipe out their consumer debt in less than 18 months, even with tens of thousands in credit card debt, student loans, and auto loans.
Wipe out your mortgage in a fraction of the time.
- On average, our Colorado students wipe out their mortgages in 5½ years, even if they owe more than the home is worth. You also wipe out mortgages on your investment properties so the rent stays in your pocket.
Improve your credit score.
- Most students see their credit scores jump by 80~120 points in the first months of coaching.
- We do not have you miss payments†; you pay all of your debt, but faster.

The wisest thing you can do right now is come to our special Patriot Workshop for Debt Elimination. The workshops are free, but since we will have hors d’ouvres and beverages at the events, we need to know when you are coming and how many people will be attending with you. Call one of our certified coaches to register today.

(303) 502-8061 (303) 908-7256 (303) 915-7344 (720) 299-7041

We look forward to helping you defeat the debt monster that is threatening your family. Please call now.

* If you spend more each month than you bring home, you may need to re-evaluate your spending habits.
† In exceptionally unusual cases, we may ask you to negotiate with your creditors for better terms.

Erik Sale |1-866-95-EZKEY |http://www.ezkeyre.com
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Cash flow properties

2009-06-25T10:20:00.003-07:00

We are selling our houses fast! Don't miss out on these great cash flow properties! Visit http://ezkeyre.com/

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Cash flow properties

2009-06-25T10:20:00.001-07:00

We are selling our houses fast! Don't miss out on these great cash flow properties! Visit http://ezkeyre.com/

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Widget

2009-04-07T10:58:00.001-07:00

2009-03-21T00:27:00.001-07:00

GSA Social Security Building, built 2009. 10 year gov't lease. Investors wanted for 14% ROI Annually.

2009-03-20T16:54:00.001-07:00

8+% cash on cash or 13+% total return on new construction guaranteed by the US Gov't, 10 year firm lease, AAA tenant, 100% occupancy.

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

2009-03-01T08:14:00.000-08:00

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
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2009-02-25T18:59:00.001-08:00

How many houses does it take to change the world? http://ping.fm/twgaT

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

2009-02-25T16:59:00.000-08:00

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
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We Are EZKeyRE.Com

2009-02-23T15:55:00.000-08:00

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!

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

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

GREAT NEWS WE HAVE NEW PROPERTIES AND FANNIE MAE IS ON OUR TEAM

2009-02-20T17:47:00.000-08:00

828 Emerson St., Denver Colorado

Cash Flow with this fantastic multi-unit in the heart of Denver’s classic Capitol Hill neighborhood. A raditional Denver Square styled house divided into 5 separate units. This house has classic woodwork, high ceilings, original 8ft pocket doors, two original fireplaces and more. Always full with tenants, no advertising necessary. Walking distance the Cheesman Park, grocery, dry-cleaning, hardware, coffee, restaurants, and nightclubs. Located on a quiet street with fenced in back porch area, detached 2 car garage and private balcony.

Unit 1 rent: $900, Unit 2: $725, Unit 3: $750, Unit 4: $625, Unit 5: $550. Solid long term hold for cash flow, or live in one unit for free and rent out the others. Lower interconnect door may be opened to combine 2 units in 1 large 2 bedroom, 2 bath unit, allowing for residential financing as 4 vs. 5 units.

With the right financing this property will cash flow 500-1000 per month..

More info: http://ezkeyre.com/v2/index.php?page=inc_propertydisplay&propertyid=125
Virtual tour: http://listingsmagic.com/flash/tour.php?property_ID=9630

	4644-4646 Caroline Ave., Indianapolis This is a turnkey duplex fully rehabbed, rented, and managed and we guarantee the cash flow for 12 months. Buy it for $83,000 and rake in $1100 per month. Virtual tour: http://listingsmagic.com/flash/tour.php?property_ID=8548

	5420 W 36th St, Indianapolis This house is rented for $795 for the first year and $825 per month for the second. A fully renovated 4 bedroom 1 bath house. Get 3 years guaranteed occupancy or buy this house with NO MONEY DOWN for those who qualify. Contact us today. Virtual tour: http://listingsmagic.com/flash/tour.php?property_ID=8565

For more info on these and other properties, visit our Web site at http://www.ezkeyre.com

New Properties and Fannie Mae Is On Our Team

Four properties per investor, has been one of the biggest frustrations of our network. Fannie Mae finally realized investors are the ones who will stop the decline in housing and buy up all the low priced inventory. There has never in our lifetime been an opportunity as great as this to buy cash flow real estate and the rules have changed in our favor.

Fannie Mae has announced that beginning March 1, 2009, it will underwrite up to 10 properties for investors under slightly more stringent guidelines. This means that all the investors who have been patiently waiting to continue to grow their portfolios, the time has come to get back in the game in a serious way!

Home prices are still at historic lows, financing has been made available from Fannie Mae and EZ Key Real Estate provides every service a real estate investor needs to assist them in developing a wealth-building portfolio in this money making market.

Did you get that?

EVERY SERVICE AN INVESTOR NEEDS TO PASSIVELY PARTICIPATE IN THIS MONEY MAKING REAL ESTATE MARKET!!!

We provide the properties that fit YOUR profile!

We assist with the contacts for financing companies for YOU!

We provide contacts for all pre-closing services needed for YOU!

We provide the rehab and re-construction services for YOU!

We provide the marketing, rental and management service for YOU!

We send TRUE, POSITIVE, and NET CASH FLOW rent checks monthly to YOU!

This is 100% turnkey, hands off, passive real estate investing that is simple, affordable and one of the greatest wealth building paths ever presented in the history of our great country. This is not getting rich quick – it’s calculated, well planned and well thought outwealthbuilding.

Contact us today to assist in making a plan to continue or even get started with your plan for a wealth-building portfolio today!

Get more of our tips and news, subscribe to our blog at http://ezkeyre.blogspot.com

EZ Key Real Estate

3121 Bellflower Drive Vail Colorado |
http://www.ezkeyre.com | 1-866-95-EZKEY

2009-02-20T10:22:00.001-08:00

According to USA Today, foreclosure fillings surpassed 3 million in 2008, a 81% increase from 2007 and a hair-raising 225% from 2006.

2009-02-17T10:03:00.001-08:00

The $8,000 tax credit is available to first-time home buyers for the purchase of a principal residence on or after January 1, 2009 and before December 1, 2009. This credit does not require repayment as long as you stay in the home three years, or more.

2009-02-15T09:49:00.001-08:00

8 inches of new Snow in Vail today! Powder turns anyone?

2009-02-15T09:48:00.001-08:00

How to increase your twitter network http://ping.fm/YjfQl

2009-02-13T19:26:00.001-08:00

News Today: The Feds are going to buy up bad mortgages from the banks to free up new lending.

2009-02-13T19:05:00.001-08:00

Investors can now purchase 10 homes in their name. Fannie Mae altered their guidelines. Those with 4 can now buy no money down from ezkey

2009-02-11T16:27:00.001-08:00

Finding foreclosure investing courage. Investing in Indianapolis foreclosures. http://ping.fm/THsMo

A diamond in the rough...this is the same way we find deals investing in Indianapolis foreclosures

2009-02-11T15:55:00.000-08:00

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

2009-02-06T13:26:00.000-08:00

There is no secret that real estate has created more wealth over time than any other business on the planet. What are you waiting for? Do you want to know HOW and WHEN to invest in real estate and foreclosures? This video will tell you!

Cash flow property Clues-Foreclosure Investing

2009-02-04T12:44:00.000-08:00

Cash flow zip code in Indianapolis

2009-02-02T20:33:00.000-08:00

How to choose a market? How to choose an area? How to choose a zip code? We will be posting these secrets and more on this blog. For now, here is a local update on a favorite zip code for investing in foreclosures and cash flow properties in Indianapolis. If you want more zip code information stay tuned to our new site http://www.ezkeyre.com we will be coming out with a whole new look including community links so you can learn about all the neighborhoods we invest in, why we are there, and what makes them great. For now here are some stats on the 46214 Indianapolis zip code for investing.

2009-01-30T16:26:00.001-08:00

Indianapolis Cash Flow house video---new rehab, rented for 24 months. 65K total. http://ping.fm/jOYdx

Foreclsure Investing for Cash Flow in Indianapolis

2009-01-30T16:14:00.001-08:00

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.

2009-01-30T16:00:00.001-08:00

www.EzKeyRE.com www.trulia.com profile:
http://ping.fm/QtHRl

2009-01-30T15:59:00.001-08:00

Check out our www.Trulia.com blog:
http://ping.fm/yH03e

2009-01-30T14:58:00.001-08:00

New Indy Cash Flow house 28% cash on cash and $300+ per month. http://www.agentworld.com/BlogPost.aspx?QAgentRegistrationid=229931

2009-01-30T14:51:00.001-08:00

Cash Flow Property with 12 months guaranteed rent.

2009-01-30T14:20:00.000-08:00

Brand New Cash flow house to market.
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.

2009-01-30T13:59:00.001-08:00

Selling your home in a down market. http://ping.fm/qclxL

How to sell a house in a down market.

2009-01-30T11:23:00.000-08:00

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?

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

2009-01-28T20:59:00.001-08:00

How to be inspired and enlivened by your calendar, everyday. http://ping.fm/NvKDS

How to have your calendar enliven and inspire you every day.

2009-01-28T20:05:00.000-08:00

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.

2009-01-21T21:58:00.001-08:00

Home values tumble till 2010...Indianapolis home values, and cash flow properties remain strong.
"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://ping.fm/Z7dft

Real Estate Values Continue to tumble till 2010...but not ours!

2009-01-21T21:39:00.000-08:00

"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."

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

Have you ever wanted to fly? This is something I will do before I die. Live life fully.

2009-01-21T20:43:00.000-08:00

wingsuit base jumping from Ali on Vimeo.

2009-01-20T21:36:00.001-08:00

What Are You Waiting For? - Broadcast your self LIVE

Video clip from "What are you waiting for?" Get in the investing game.

2009-01-20T21:34:00.000-08:00

What Are You Waiting For? - Broadcast your self LIVE

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

2009-01-20T10:34:00.000-08:00

Erik Sale is my guest Tuesday 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.

2009-01-20T10:33:00.001-08:00

On the air in 1.5 hours. What are you waiting for?
http://ping.fm/4I0da

Radio Show guest today in 1.5 hours

2009-01-20T10:30:00.001-08:00

What are you waiting for? Build passive income in the best market in history.

http://becausecoaching.com/radio_show_guests

2009-01-19T22:20:00.001-08:00

Real Coaching Radio Network
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

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://ping.fm/F7tOa

What are you waiting for? Join us on the air today Tuesday, January 19th this is the only day you have. What are you going to do with it?

2009-01-19T21:59:00.000-08:00

Real Coaching Radio Network

Putting a New Spin on Coaching & Personal Development through Social Broadcasts

Kristen Moeller

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

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2009-01-19T13:27:00.001-08:00

2009-01-18T23:01:00.001-08:00

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

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.

Please join me live on real coaching radio next Tuesday.

2009-01-16T15:57:00.000-08:00

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?” We will be examining how waiting applies to real estate, and real estate applies to creating the life of your dreams.

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!

2009-01-15T23:57:00.001-08:00

Erik’s mission statement is simple: Extraordinary service, and exceptional relationships.

2009-01-15T20:32:00.003-08:00

Accountability is held from a stand as ones word, is the ground from which one's own transformation is created ongoingly. –Werner Erhardt

2009-01-15T20:32:00.001-08:00

Accountability is the opportunity to carve out the future rather than to sit back and have it happen to you.

2009-01-15T20:31:00.001-08:00

Accountability is the opportunity to live at choice rather than accidently.