转发: Las Vegas 房地产投资步骤
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condo conversion 是个问题,不能贷款只能现金,将来不好卖
尽快开始招租确实很对,时间就是钱。 |
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6#
发表于 2011-7-13 12:40
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很详细的步骤。另外最好在Inspection时在场,可以多了解房屋的状况。我一般是做Inspection时才第一次看看到房子。 |
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5#
发表于 2011-7-12 18:47
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楼主的转贴有几点我100%同意。
1)。Avoid partnerships。
俗话说:好朋友千万不要合作做生意。
2)。Avoid HOAs that have stringent rules。
付钱给别人来管你,还是一笔永远供不完的帐。
3)。Gated communities don't mean they are safer.
按号码的门,检垃圾的流浪汉都知道了所需的号码。有门卫守的,报上街道就行了。
4)。Home with pool。
风沙大,花精神在清洁上。我家的Pool是来养鱼的,池低起码有2尺厚泥沙。 |
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3#
发表于 2011-7-12 13:28
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继续转发: 大家先看着, 有空再帮你们翻译. Las Vegas Investing Tips
Here are some Las Vegas Investing tips you will find extremely useful.
Start planning by knowing how much you want to invest. Everyone should be diversified in stocks, bonds, cash, real estate and other stuff. It's not wise to have all your savings in one of these. Keep this simple. If you have $100k to invest, put no more than $30k of it in real estate. If you can put down 30% and get the remaining 70% financed, go for it. Once you know how much you can put down, call a lendor and see how much real estate you can buy with the amount of money you can invest.
Avoid partnerships. If your partner is your spouse, that's ok. If a partner is a relative or best friend, STOP. These rarely work out. The trouble with partnerships isn't getting into them, it's getting out of them. Conflicts flair up every single time when it comes to making decisions on repairing, selling or renting the property.
Start modestly. If a lendor says that you are qualified for $300k, start by purchasing your first one at $100k. Making a mistake on a $100k property is much less painful than a $300k property.
Avoid properties that don't appeal to a standard family. Focus on a single family home, 3 bed, 2 bath, 2 car garage. A "SFR-3/2/2" will almost always out perform a 2 bed condo in an upscale neighborhood. The bulk of the population is "Johnny Lunchbucket" with a wife, 2 kids, a dog, and a pick up truck. You want to feed the masses what they want, not something that will impress your friends.
Avoid properties that require a lot of maintenance. In Las Vegas, this would include homes with pools, grass or anything that requires attention. Vegas is in a hot dry desert with wicked winds that will kill anything in a week if ignored. Pools are nice but about every 4th tenant will destroy your pool pump or collect a cloud of mosquitoes. The maintenance always eats up the modest increase in rent.
Avoid HOAs that have stringent rules. If the investment property you purchase has grass in a neighborhood patrolled by Nazis, you will go insane. HOA fines have teeth and your property could accumulate liens without you knowing about it. HOAs are ok if taken in small doses. You can usually get a feel of the neighborhood by checking the status of the yards and vehicles. If everything looks spotless, be wary.
Gated communities don't mean they are safer. When you see the pizza guy roll through the "exit" you will have all the proof you need. Guarded communities are marginally better but not by much. In fact, you will discover that guarded/gated communities take longer to rent or sell because no one can see them!
Get your funding approved before you get here. Many investors are shocked to discover that they are no longer qualified to purchase an investment property. Wouldn't you rather enjoy a nice dinner/show than drive around in the heat looking at stuff you can't buy?
Don't fall in love with a property. You will be fortunate to get any property. Most investors have to put in 10 offers to get one accepted. Flying out here to put an offer on one property is a massive waste of your time. Do you really want to fly out here 10 times?
Don't imagine yourself living in the investment property. You are not a renter. A renter wants something clean, affordable and close to work. Period. So many investors poo poo a property because they can't imagine themselves living in it. Remind yourself that you are a cold heartless investor looking for returns, not your love nest. Your friends won't be living there either so you can leave them at the hotel.
Get a large capacity laser printer and fax machine. Investors lose deals sometimes because they had to run to Kinko's the next day to get a fax out. The best thing to get will be a combination unit and make certain it's a laser printer - NOT AN INKJET. The number of documents you have to sign is unbelievable. You are also going to need it later for faxing lease agreements, work orders etc.
Ignore "Days On Market." What makes all the difference in the world is how long a property has been on the market at the current list price. For example, if the price dropped $20k yesterday, the property won't last until the end of the week and it is recommended that you bid above list. If the property is in poor condition and been on the market for months at the current price, it would be safe to bid below list.
Be careful about condo conversions. If a unit is under litigation, you will not be able to get a loan to purchase the property. It also means that if you paid cash, you could be stuck with the property until litigation is resolved - if ever. Many of the "Condo Conversions" are in litigation so be very careful. Many newbie investors step on this land mine.
If you find a house you want, don't mess around. Cream properties get taken in a day or so. Every week, an investor loses a deal because it took them 3 days to fax a contract back. Remember, there are thousands of other investors combing these properties that are quick and jump on deals immediately. If it takes you 3 days to fax an agreement back after you made a decision, you will NEVER EVER NEVER get a cream property.
Decide what you want to do with the property before you close. Some investors burn through 3 months of vacancy, because they didn't make up their mind what to do with it. However, if you want to make money quickly, decide on which path(s) you want to take. Here are Las Vegas property management solutions. This is a good time to start getting familiar with your options.
Get your "Ya Yas" out days before hunting for properties. Vegas is a lot of fun. Have fun, enjoy a show and party hard if you want. Get this out of your system. If you are hung over or tired, you won't be successful.
Purchase used appliances. Spending thousands on new appliances is wasted money. If you elect to just rent the property, your tenants will probably trash them or steal them. If you lease/option your property, you can even avoid purchasing them all together. For some reason, this tip never hits home with newbie investors. After you have purchased your fifth washer you will get it.
Start marketing the property immediately. During the inspection, begin marketing the property immediately. The ideal scenario includes a crew busting through the door the moment you close and bringing the property up to standards in 2 days. Too many investors lose an entire month of income because they jacked around getting estimates. If you plan on doing the rehab, schedule your crew immediately!!!
Don't dump a bunch of money in the property! Nearly every investor puts too much money into their property. Perhaps it's an "ownership pride" issue they have been brainwashed with over the years. First of all, your tenants will destroy all that beautiful carpet, paint and upgrades you so thoughtfully put in. Then you are going to get pissed because you can't imagine someone living like a typical renter. Lastly, your upgrades will never be fully recovered by the meager increase in rent. The only time you should dump money in a property is when you are ready to sell. That time is a long way off... |
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Welcome to Las Vegas!
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2#
发表于 2011-7-12 11:51
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Very good recommendation. |
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