Today (4/18/2013) I closed on my 7th long term rental property! This home was listed on MLS as a short sale and I acted very fast to get my offer in before anyone else. This home was listed for $120,000 and I ended up buying it for $113,000 with the seller paying $2,000 in closing costs. The house is perfect for my long term rental strategy.
Details on my 7th long-term rental property
The house was built in 2001, has 5 bedrooms and 2 baths. The property has an attached 2 car garage, small deck, central air conditioning and a walk-out basement. The home needs some work as you can see from the video here. I’m figuring on these costs for repairs on the home:
Carpet: : $4,500
Interior paint: $2,000
Exterior trim: $500
Interior fixtures: $750
Whenever I estimate repairs, I always try to estimate high and leave plenty of room for extras that always seem to occur. Even though the house appears to not need very many repairs, the repairs always add up quickly.
How did I finance my 7th rental property?
I bought the house for $113,000 with the seller paying $2,000 in closing costs, and since I am the buyer’s agent I will get my commission back which was $2,825. I went with a 5/30 adjustable Rate Mortgage(ARM) at 3.625% interest. My principal and interest payment is about $412, with escrow for taxes and insurance my total payment is about $550. This home should rent for a minimum of $1,300, and I may be able to get $1,400 a month with tenants paying all utilities. I ended up bringing $23,300 to closing to pay for the home, after putting 20 percent down.
What is my cash on cash return on this property?
After down payment, closing costs, commissions and repairs, I will have about $34,500 into the property to get it ready to rent. That figure always seems so much higher when I put the figures to paper then when I do them in my head! I should have about $500 a month cash flow after the home is rented, and that would equal a 17 percent cash on cash return based on $1,300 rent.
Update: I rented this home for $1,400 a month and the repairs only ended up costing me $8,000!
How I bought rental property number 7
The biggest issue most investors are running into is how to find good deals. This was a great deal, I am extremely happy with the numbers and the equity. This home is worth at least $155,000 fixed up, and technically it has plenty of room built in to flip it if I wanted to. I discuss in detail why I kept it as a rental here.
This was a short sale that was listed on MLS by another Realtor. I saw the home come up on my hot sheet one afternoon, and I set up a showing and looked at it the same day it was listed. I viewed the home, and sent a text to my assistant to write an offer right away for $113,000 with $2,000 in closing costs to be paid by the seller. I sent in my offer that day, with a copy of the earnest money check and my pre-qual letter. I talked to the listing agent, told him I was an investor and would buy the home as-is. I mentioned I have to get a loan, but my lender does not require repairs, only that the appraisal comes in at value. He was very receptive, and said he would do his best to get the seller to sign the contract ASAP.
I was ecstatic, but I did not hear anything for a few days. I called the agent and he said the seller was out of town, but he still wanted to sign my offer. I waited a few more days and did not hear anything, I didn’t want to bug the agent so I patiently waited. A few days later, he called and told me the seller is going to accept your offer! He then said “I think I told you, but we had multiple offers and some were higher than yours, but we thought your offer has the best chance of closing.” He did not tell me they had other offers, in fact I was worried they would call me and say they took another offer without giving me a chance to raise mine. I would have been willing to go up in price if I knew there were other offers, but I it worked out okay. Looking back on it, I guess the other agent saved me some money by not telling me they had other offers and giving me a chance to raise up my price.
Overall it took about 30 days to get the short sale approved after my offer was accepted by the seller. That was thanks in part to it being a VA loan. VA has a very simple process for approving short sales. They order an appraisal and if the net price to them is within a certain percentage of the appraisal, they accept it. Luckily the appraisal was low enough to get my offer approved at my offer price.
What are my future plans for my rentals?
I am refinancing rental property number 3 in a couple of weeks, and I have secured a line of credit on my personal residence for $64,000. I had to pay taxes last week, which is always an unpleasant experience, but I will have enough cash to buy at least one more property in the near future. I made an offer on a REO last week, but was beaten out by another offer. I am also going to start doing some direct marketing to absentee landlords and possibly probate properties. More on that to come, as I have never used these techniques before, and I am in the beginning stages of putting something together.
Rental Property Number 7 is Rented
We rented rental property number 7 last week (7/1/2013). We advertised it for $1,400 a month and had three applications in the first day after it was on Craigslist. We chose a family who had the best references and rental history. They had rented their previous house for 5 years, but the owners were selling it so they had to move. They aren’t moving in until July 20th, but that is better than moving in August 1st, which is what I was afraid of considering we did not advertise the house until July 2nd.
Rental property number 7 is going to end up being a great investment! I purchased it for $113,000 with the seller paying $2,000 in closing costs and it needed less work than most of my other rentals. We paid our contractors about $4,600 for paint, exterior repairs, some interior repairs and sprinkler system repair. We paid about $3,500 for carpet up and down and we did not need to install new vinyl. We were planning on selling the wheel chair ramp that came with the house, but we decided to donate it to a family who was recently in an accident and the father ended up in a wheel chair.
What are the numbers on rental property number 7
Purchase price: $113,000
Repairs: $9,000(we had a few other small items)
Closing costs: $2,000(after $2,000 concession)
Mortgage Pay: $550
Total cost: $121,660
Cash into the home
Down payment: $22,600
Closing costs: $2,000
Mortgage Pay: $550
What is the Cash on cash return on rental number 7?
We rented the home for $1,400 a month, which equates to $16,800 for the entire year. Mortgage payments, which include taxes and insurance are about $550 a month, which equates to $6,600 a year. I am figuring about $2,500 for maintenance and vacancies in the first year. The home is freshly updated, so it should not need too much maintenance, but you never know what will happen.
What’s next for my rental property purchasing?
I am chilling out for the next month or two. I am buying a new personal house, which closes in two weeks. I am then selling my current house to my friend, who is moving to town to start working with me. He just put his house up for sale and received a cash offer in less than a day. Once these sales are taken care of, I am going to start looking for rentals more seriously. However, my biggest issue may be finding a great deal. I am spoiled after this one, and I have not seen anything remotely close to as good of a deal as rental number 7 on MLS in the last 6 months.
I will keep looking and even if the deals are not quite as good as this one, there are other properties that would work out as great rentals.
Update in 2016 on rental property number 7
A couple of years later, this house has been great. The same renters are in it that first rented the home. They are still paying $1,400 a month, which is below market, but I have not had to make any repairs and they almost always pay on time. I was able to refinance the home last year and it appraised at $195,000! Not bad considering I paid $113,000 for it. After the refinance I was able to take all the cash out that I used to purchase the property and buy more rentals with that money.
For more information on how to buy the best rentals which will make the most money, check out my book: Build a Rental Property Empire: The no-nonsense book on finding deals, financing the right way, and managing wisely. The book is 374 pages long, comes in paperback or as an eBook and is an Amazon best seller.