How I Turned $24.80 into $15,540 on One Mobile Home Note – Real Deal #156

Welcome to Real Deals! It’s always easier to learn from real life so here we share information from actual owner financed transactions.

Sometimes it takes creative thinking to find the opportunity in a transaction. See how $24.80 was turned into $15,540 with a little time and know how. Read more

Full or Partial Mortgage Sale? It’s All Dollars and “Sense”

Deciding whether or not to sell your mortgage note is easier when someone simply offers you a “Full” purchase. In addition to being a straightforward buyout of all the remaining payments, it also makes it easy to determine what you are receiving.

For example, if you are offered $85,316 for a $100,000 balance mortgage note, you are selling the note at a $14,684 discount. That may sound like a lot, but you now have $85,316 up front rather than waiting over time to collect payments.

The part that gets a little tricky is when you are offered partial purchase options. Read more

Real Deal #147 – Estate Note in Arizona

Welcome to Real Deals!  It’s always easier to learn from real life so here we share information from actual owner financed transactions. A seller-financed note is an asset. The seller can elect to hold the asset collecting payments, sell the note, or leave to heirs as part of their estate.  Many heirs would prefer cash now rather than payments over time.  A large number of notes are purchased through estate distribution similar to this Arizona note. Read more

What is a Partial Note Purchase?

When a seller allows a buyer to purchase property on installment the terms of repayment are usually spelled out in a Promissory Note or Real Estate Contact. Sellers may also elect to sell and assign their rights to future payments.

When an investor purchases all the remaining payments it is considered a full purchase.

When an investor purchases just a portion of the remaining payments it is considered a partial purchase.

For example, a note has a balance of  $90,000 at 9.0% interest payable in monthly installments of $1,140.08 with 120 months (or ten years) of payments remaining.  When the seller sells all 120 remaining payments of $1,140.48 to an investor it would be considered a full purchase.

If the investor only purchased the next 48 monthly payments of $1,140.48 each then it would be considered a straight partial purchase.  Once the investor received the next 4 years of payments, the note would be reassigned to the seller and the seller would collect the remaining 72 payments (120 total payments less investors partial purchase of 48 payments leaves 72 payments remaining to the seller).

A partial purchase can also involve splitting the monthly payments received from the buyer between the investor and the seller, also known as a split partial.  Using the same example of 120 payments of $1,140.08 each, an investor might agree to purchase $600 of each remaining payment leaving a remaining residual of $540.08 to the seller for the next 120 months.

The terms of a partial purchase are spelled out in the Partial Purchase Agreement.  This important document outlines the servicing arrangement along with what happens in the event of an early payoff or default by the buyer.  Competent legal counsel should review the partial purchase agreement to protect the rights of all parties.