SPECIAL REPORT:

8 Steps to Making Huge Profits on Investment Properties in Richfield MN.
by Steve Schneeberger

Buying properties in that are in need of repair is one of the quickest ways to make money in real estate in the shortest period of time.  These properties are known in the industry as “fixers,” “ugly properties,” or  “junkers.”

But beware!… I know too many stories of new investors that were too anxious to get into a deal on a property in and ended up paying way too much.  The last thing you want to do is overpay for a property and create a massive hemorrhage in your cashflow.

You need to understand that you actually determine your profit when you purchase the property in .  It is easy to guess that you have a bargain, and later find that you wound up with a money pit because of lack of homework before making your offer.

So let me give you the 8 steps to making massive profits on fixer properties in .   These simple steps will give you the formula to make sure you consider all your costs before making your offer


Step 1
Determine the after repaired value

You actually have to start with the end in mind.  On any property in that you are making an offer on, you first need to determine what you can expect the property to sell for after it is fully repaired.  

You can ask your friendly real estate agent or title company for comparable properties in the area.  Just make sure you are comparing apples to apples.  You want to compare your investment house against very similar properties in .  

If you have a 3 bedroom house with 1500 square feet find at least three other houses that are similar within the same neighborhood (or a very comparable neighborhood) that have sold in the last six months.



Step 2

Determine your closing costs on the purchase of the property in 

There can be a lot of costs that can add up when you are closing on a property in .   Here is a list of things to include in these costs.

Down Payment
Real estate commission
Appraisal
Loan closing costs and/or points
Home inspection
Termite inspection
Soil inspection (if there is an underground oil tank, etc.)
Finder fees (for anyone that may have helped you find the property.)
Survey

Step 3

Determine your holding costs

A lot of investors can loose profits by underestimating their holding costs.  Make sure to include the following:

You need to add in 6 mortgage payments to the holding cost budget.  You want to have plenty of money set aside for the time it will take to repair and market the property in .  

Make sure to include 6 months of taxes and insurance as well as utility costs for 6 months.

Step 4

Add up your budget for repair costs

If you are not good at estimating what repairs will cost get some estimates from contractors.  You want to make sure you include everything from carpet, paint and light fixtures, to plumbing electrical and landscaping.  It is better to go over on your estimate rather than to underbid what the overall costs will be.

When you think you have estimated what your repair budget is add 10-20% to this total.   You may not think you need this extra cushion, but more times than not you will end up going over budget on a rehab project. 



Step 5

Determine sale costs

Now you need to determine what it will take to sell the property on the real estate market.  Take into account your advertising and marketing budget

Step 6

Determine closing costs on the sale of the property

In step 2 you determined the approximate closing costs on the purchase.  Now determine the same thing for the sale of the property.  Include any points, real estate commission, etc.

Step 7

Decide on your profit.

This is the fun part.  Here is where you decide on how much money you want to make when selling your property in .  Remember, you control how much profit you make not the property.  

Remember that you are going to be investing a lot of time into this property over the coming weeks and months so  make sure you are naming a figure that is worth your while.

I wouldn’t settle on less than $15,000 minimum for a profit on a fixer property.  Even with all the figuring you have done, your profit can still get eaten away by unseen issues that can come up with the property, especially if the rehab and sale takes longer than anticipated.

This is the main reason we start with the end in mind.  Do your best to look at this as a math formula.  Leave your emotions behind when you get to the end of the formula you have your answer on what you can afford to pay for a property.

Step 8

Determine what the most you can pay for the property will be.

Now we are ready to determine what we can afford to pay for the property in the area.

Simply take your predetermined after repaired value and subtract the following:
closing costs on purchase
holding costs
repair costs
sale costs
closing costs on sale
your profit

What you are left with is the MOST you can afford to pay for the property and still make the profit you are looking for.

This formula takes a little time, but the more offers you make, the quicker you will get at compiling the data and making lots of offers. 

There is a lot of free information available to you about buying, selling or investing in real estate. For complete information about the real estate market including current homes for sale, property values and more please visit the most complete website online dedicated to everything real estate. So please feel free to contact me with any of your mortgage questions and I will me more than glad to answer your questions. Call me on my cell at 612-581-7313 or email me at [email protected].

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