Need to Move a Property? Consider Owner Financing!

When a property isn’t selling most real estate agents are quick to suggest a reduction to the sales price.  It is common to see the tag line “Price Reduced” added to for sale signs, listings and ads.

Rather than reducing price it pays to consider offering owner financing to sell a property quickly. Read more

Recipe for Success!

The stock market continues to retreat. Personal portfolios are dwindling. It is a “buyers market” in real estate. Banks, despite an unprecedented federal bailout, are tightening their lending programs so the average purchaser can’t obtain a loan.

This is the recipe the private mortgage industry was founded on – and it has returned. Read more

Working with Private Investors

There is a squeeze on Wall Street that is leading many note buyers back to Main Street. The drought of institutional money from the sub prime mortgage crisis is creating a resurging interest in working with private investors for the purchase of seller-financed notes. Read more

What the Federal Bailout Means to Seller Financing

Worried about the effect of toxic mortgages on the overall economy, the Federal government is pulling out the checkbook to help bailout failing mortgage companies.  It started with Fannie Mae and Freddie Mac and now includes a proposal for another $700 billion infusion of funds.  Why is the government involved and what does it mean for seller financing? 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.

Who’s on First?

Understanding the players in an owner financed transaction makes for profitable relationships. Here we explore the four primary team members along with common industry terminology.   Read more