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Phoenix Metropolitan is now the top single-family market in the nation! Experts believe the Real Estate market will stay strong for the next 30 years with many commercial, transportation, and industry developments in the future. The opportunities are endless in Arizona making it the hottest market in the United States!

   You do not need excellent credit in order to fix & flip a house. You will, however, need some cash for the down payment as well as the fix-up. The average turn-around time for a fix & flip is 90 days. That is 30 days to fix-up the property, 30 days to market and sell the home, and 30 days to close.

   It is important to keep costs down, and I have access to contractors and handy resources across the valley that can help you lower costs of the re-hab. I also will list & sell any home that I purchase for you for 4%. That is 1% to me to cover selling costs, and 3% to the buyers agent. This will lower your costs & increase your overall profit.

Hard Money Lending

  Hard money lending is a very beneficial option in financing a property to fix & flip.  There is no approval process, and credit is not an issue. Hard money is treated as a cash offer in the real estate market. Typically, a hard money lender would lend 70% of what the home would be worth after being re-habbed. The buyer would then come in with a down payment, usually $5,000-$10,000.

  The costs of obtaining the hard money loan are between $500-$700, whereas conventional financing loan costs around 3% of the sales price. The interest rates on hard-money lending are much higher than financing, however for short-term financing the total costs are lower.

   The first step in obtaining a hard money loan , is to meet with me to discuss your investing goals. You will deal directly with me, and will only fill out paperwork with the lender. I have established relationships with hard money lenders, and have closed many deals. With my representation, the hard money lender will secure funding more often & more quickly. After the hard money loan is secured, you can close the home in as little as 3 days.

  To invest in rental properties, you will not need a lot of cash, but you will need decent (not perfect) credit. As an investor of rental properties myself, I have the experience and knowledge in purchasing rental properties. DPR Realty also has a great property management company to help you manage your properties.

     There are two circumstances in determining your investing goals:

1. I have money to invest in real estate, and would like it to accrue its appreciation for me to collect down the road.

  The key here is Cash Flow. Earn monthly income while you profit from appreciation. I deal with everything from distressed and foreclosed properties to high-end new builds. I will meet with you to see what kind of property fits you best.

2. I have some cash, but do not want my money tied up for a long period of time.

  In this instance, you can find a property that is under market value-- may it be a foreclosure, estate sale, or distressed property. You can then re-finance it into long-term financing and take out your initial investment, while you earn monthly cash flow.

30 yr fixed:	5.77%
15 yr fixed:	5.21%
1 yr adj:	4.10%
(U.S. Averages as of 01/06/2005)
Source: Realty Times

    As a listing agent, I enable my clients to get maximum value for their home with an extensive marketing program. As well as putting the home on the Multiple Listing Service which is accessed by thousands of agents, I also advertise the home through:

•  Jen4AZhomes.com-- which is heavily promoted
• Television-- on COX Real Estate
• Newspapers-- Both Local and Valleywide
• Magazines-- Statewide
• DPRhomes.com
• Color Flyers
• Open houses

Rio Verde Foothills

Custom homes available on acre+ lots with horse priveledges.  Build your custom 3000+ square foot Arizona dream home today for under $800K---current appraisals are over a million.  That's over $200K of instant equity!!! Contact me for more information. 

For more complete information on this exciting investment:

www.RioVerdeFoothillsAZ.com

Phoenix is set to become the fifth largest city by the end of 2005.  If you are considering a move to The Valley of the Sun, here's some helpful info about Phoenix and the surrounding areas.  If you have any additional questions or would like more information, please give us a call.

Looking for a great investment with a possibility of a 20% return? Then HUD homes could be your answer. There are literally 1000's of Foreclosures in Arizona just waiting for you. If you are looking for Arizona foreclosures & bank repossessions then you’re at the right place!

Banks don’t want to hold onto foreclosed properties, so this is why you can get great deals on Arizona foreclosures! They need them off of their hands...

Before you think about buying any Arizona foreclosed home meet with us to learn how to do it the right way. You’ll save yourself time and get the best property for the best price!

Here's some information to help you find out what is happening in the real estate world today.  If you have no idea what you can afford, go ahead and plug in the daily mortgage rate into the calculator to give you an idea of what you will be looking for.

The traditional real estate investment of buying and holding a multi-unit property has consistently yielded success for decades. This is been true because of the lower cost per unit, less competition in buying, less time per tenant in management responsibility, and several tenants to cover potential vacancy loss.

A multiple-family property needs less in operating expenses, property taxes, and other landlord costs such as lawn are. Multi's also offer an improved vacancy factor. When a single-family is vacant, it's fully vacant. However, if you have a four-unit building and one of the units becomes vacant, its only a 25% vacancy factor.

As vacancy, operating expenses, management and financing costs are lower per unit, you are more likely to maintain positive cash flow.

OK, you've just made the purchase of a lifetime, so now what?  Take a look at these helpful resources for the new home buyer and don't forget-the hard part is over, so relax!

Land is where it starts, as value runs with land. So then, land can be a great investment. Investing in the non-traditional real estate property takes a bit of out-of-the-box thinking. Land is one of those type investments. Purchasing land is not a lot different than any other purchase. If you're buying with a mortgage, the bank/broker is still going to be concerned about the value of the property and may want to inspect the lot or acreage for its value.

If you want to purchase the property for building a dwelling that does not have public sewerage, the local jurisdictions will be interested to know if it will percolate -- or perc -- for the number of bedrooms you want to put in the house.

If you have visions of subdividing a larger portion of land and selling it off lot-by-lot, then you'll need to have the proper inspections done for percolation per lot, plus check with the county to see how many houses per acre will be allowed -- or how many acres per house are required. This may limit your visions of grandeur, if you find out you can only put two houses on the 10-acre lot you intended to load up with a bunch of townhouses.

There are other resources available on land as well -- natural gas, oil, coal, minerals -- all buried deep in the earth for harvesting, thus the owner can pay for the purchase of the land from the revenue generated by harvesting these products.

If an investor decides to sell the land, he or she can also retain the mineral rights to the property -- while someone may want to farm or build on the land, you can still pull revenues from the resources you harvest from those rights.

Whether it is buying a home to hold and sell in the future or develop, give Jennifer a call today, and she can find you the right property to meet your investing goals!

IRC 1031 Exchanges

What Is It?

A tax-deferred exchange is a simple, strategic method for selling an investment property and replacing it with another qualifying property. Equity is transferred from one property to another replacement property, thus deferring capital gain taxes. It must take place within a specific time frame. This is done in accordance with Federal tax code IRC 1031 to defer all capital tax liability associated with a property sale. Although the act of exchanging one property for another is similar to a typical property sale and purchase, an exchange is different because the transaction is memorialized as an exchange and not a sale.

Why Do It?

Why exchange rather than sell? One reason is to defer capital gains tax. A standard investment property sale would result in the payment of capital gain taxes, which could exceed 25%. With the use of an experienced Realtor® and a qualified exchange facilitator, an IRC 1031 exchange could defer all capital gains tax liability, preserving the value of your investment. Another reason would be to acquire a more advantageous replacement property.Typically, properties are exchanged to obtain investment property in a different geographic location or to obtain a different type of investment property. For instance, a farm in Iowa could be exchanged for an apartment building in Chandler; land in Gilbert could be exchanged for a condo in Florida. Exchanges do not necessarily require that two people simultaneously swap property. One person could sell (exchange) their property for another property they later purchase.

How Do I Do It?

The most widely used exchange procedure is a Delayed Exchange. In a delayed exchange, the relinquished property is sold and an exchange facilitator becomes the repository for the proceeds. The money is kept in the facilitator's secured account until the new property is located; then, instructions are supplied to fund the replacement property purchase. The funds are sent to the escrow company, and the replacement property is purchased and deeded directly to the exchange facilitator. The facilitator then assigns ownership of the replacement property to the exchangor. All the necessary documentation to clearly memorialize the transaction as an exchange is provided by the facilitator, such as an exchange agreement, assignment agreement, and appropriate closing instructions.

A second type of exchange is a Reverse Exchange, which is actually a misnomer. This type of exchange is executed when the exchangor buys a replacement property before closing on the sale of their relinquished property. Since the exchangor cannot purchase the replacement and later exchange into a property they already own, they need to acquire the replacement property while maintaining the integrity of their exchange in the eyes of the IRS. With proper planning, exchange facilitators can assist in the execution of reverse exchanges.

Exchanging can sometimes involve complex legal and tax issues. The inadvertent failure to comply with all Like-Kind Exchange Regulations can jeopardize the potential tax deferred status of a transaction. It is important that any exchange be carefully planned with the help of an experienced Realtor®, recognized and respected exchange facilitator, and qualified legal, tax or exchanging professional.


7 Steps To A Successful 1031 Tax-Deferred Exchange

Step 1
Consult with your tax and financial advisors to determine if a tax-deferred exchange is appropriate for your circumstances and compatible with your investment goals.

Step 2
Listing the Relinquished Property for sale with a licensed real estate broker. The broker/agent will disclose the intent to complete an exchange in the listing agreement.

Step 3
Offer, Counter Offer and Acceptance. Offer, The Exchanger (Seller) enters into contract with the Buyer for the sale/exchange of the Relinquished Property that discloses the Seller's intent to complete an exchange, and obtains the Buyer's cooperation.

Step 4
Open escrow for the Relinquished Property and coordinate with the Facilitator. All earnest money deposits should be placed with the Escrow Company. The Facilitator prepares the exchange agreement and the necessary amendments and assignments and coordinates with the escrow holder. The close of escrow of the Relinquished Property and the receipt to the net proceeds by the Facilitator completes Phase I of a tax-deferred exchange. Important: The exchange documents must be in place and signed by all parties prior to close of escrow.

Step 5
Identify Replacement Property. The Exchanger must identify all Replacement Property within 45 days from the close of escrow of the Relinquished Property. The identification must be in writing, signed by the Exchanger, and sent to the proper parties by the end of 45th day.

Step 6
Contracting for the Replacement Property. After closing on the Relinquished Property the Exchanger has up to 180 days to acquire the Replacement Property. With the help of his or her agent the Exchanger enters into contract to purchase the Replacement Property from the Seller. In the contract to purchase the Exchanger discloses the Exchanger's intent to complete the exchange and obtains the Seller's cooperation.

Step 7
Open escrow for the Replacement Property. The Facilitator prepares the Phase 11 Exchange documents and coordinates with the Replacement Property Escrow holder. At the instruction of the Facilitator the funds held in trust by the Facilitator are placed in escrow and the escrow holder deeds the Replacement Property from the seller directly to the Exchanger. The transaction is closed as Phase II of a delayed exchange.


For additional information from qualified exchangers go to the following links:

Exchanging.com
www.exchanging.com

Ten Thirty-One Exchange Corp.
www.a1031exchange.com

Asset Preservation Inc.
www.apiexchange.com

1031x.com
www.1031x.com

For up to date information on the Arizona real estate market, AZ Real Estate Insider is your #1 source for the most comprehensive articles on the housing and investing market in our state.

Saving funds for a down payment should be part of an overall program to get your finances in order prior to shopping for a home. This includes rounding up financial records, examining your spending habits, and setting a budget you can live with. Remember, too, that the down payment is not the only up-front expense. An allowance for closing costs should also be included in your savings budget.

How much is required?
The down payment is usually expressed as a percentage of the overall purchase price of the home, and varies depending on the lender, the type of financing and amount of money being lent. In the past, the typical down payment was 20%, but in recent years lenders have been willing to offer conventional financing with as little as 3% down. U.S. Government financing programs, such as those offered by the Dept. of Veterans Affairs (VA) or the Federal Housing Administration (FHA), also require minimal down payments.

Private mortgage insurance
Typically, if your down payment is less than 20% of the purchase price, lenders will require you to carry PMI, or private mortgage insurance. This insurance protects the lender in case of loan default, and usually involves an up-front payment at closing, as well as a monthly premium. However, once you have paid off 20% of the loan, you can request the policy be canceled. Some lenders cancel the premium automatically, while others require you to make a request in writing.

Gifts
If you are having trouble saving enough money, many lenders will allow you to use gift funds for the down payment--as well as for related closing costs. The gift may come from family, friends or other sources, but remember that lenders usually require a "gift letter" stating the gift doesn't have to be repaid. In addition, some lenders will also require you to pay at least a portion of the down payment with your own cash. Thus, if you plan to use gift money to purchase your house, ask your lender about their policies regarding gifts.

Earnest money
Buyers are usually required to deposit earnest money with the seller when they make an offer. If the offer is accepted, the earnest money is then credited towards the down payment. The amount varies widely depending on the seller and local custom, but be prepared from the outset to have funds earmarked for this purpose.

Don't forget closing costs
In addition to the down payment, you will also need to save for additional fees associated with the loan. Known as closing costs, these charges cover items such as title insurance, documentary stamps, loan origination fees, the survey, attorney's fees, etc. When you submit your loan application, lenders are required to supply you with a good faith estimate of your closing costs.

Some buyers are surprised by the amount of the closing costs, which can easily run into the thousands of dollars. Remember, though, that closing costs can be negotiated with the seller. For example, you may agree to pay the full asking price in exchange for the seller paying all the allowable closing costs

We have up-to-date reports on new build subdivisions in the Phoenix Metropolitan area. Whether you are looking for a home for yourself, a second home, or an investment property, we can steer you in the right direction. We also have information on earnest money deposits, completion dates, and area information on all new build communities. Call or E-mail for more information!

Referrals are a great way for agents to utilize their colleagues to manage their time effectively or provide services in areas where they otherwise could not.  Let's network and we can both grow our businesses together and provide the best service possible to our clients.

30% Referral Fee on Every Investment Transaction!!!

You’re referring your investor to me because I have extensive knowledge about investment property in the Phoenix metro area. Over the last year I have successfully closed over 90 transactions with the majority of these being investment properties.  I have acquired the necessary skills it takes to get the job done.  I strive to make my clients feel comfortable and excited about their real estate investment and my referral business has grown dramatically because of this.

Being a Valley realtor, I understand how sometimes it is impossible to be everywhere at once.  And sometimes we just don’t have enough time to provide the caliber of service that we would like to for each client.  I can provide the level of service to your client that you would yourself and keep you informed along the way. I can pay up to a 25% referral fee.  If you are referring an out-of-state buyer, I will make the transition as smooth as possible for your client. I moved to Arizona  from California and understand the challenges that accompany a big move.  Let me be the realtor that you would be if you had the time!

Email me if you would like to be on my referral list. If I have a client relocating to your area, I can contact you with that referral. Relationships with out-of-area realtors can be profitable for both agents involved so be sure to send me your information.

Did you know that 76% of homebuyers start their search on the internet?  Our world is becoming more and more tech-savvy and you can't afford to use a traditional agent. We employ unique marketing tools to give your home the highest level of exposure and "web presence" possible.

 Our listing program includes:

* MLS listing with six high quality photos and Virtual Tour

*Advertised on a number of high-traffic websites including Realtor.com, TheEquityMarketingGroup.com, Craigslist.com. AZfamily.com and more!

* Personalized CD-ROMs detailing the unique features of your home