Why we shouldn't procrastinate...

Hello friends,

Yesterday I promised to post 4 properties (rental package) that were just out in the market and guess what? Two have already been sold yesterday! Which means- good deals go quickly and although new ones will be coming in that teaches us to ACT FAST if we are serious about good investments!

So these are the four, there are only two left that we could make an offer on ASAP.

First come first served!

1. 4496 Meadowlark , San Tan Valley (Queen Creek) AZ. Still available!

Price $73,900

ARV : $85,000 (average retail value based on MLS comparables)

Rent: $825

Cap rate 9.21%

2, 915 W. Desert Sky Dr.,San Tan Valley (Queen Creek) AZ. Still available!

Price : $72,900

ARV : $98,500

Rent: $ 800

Cap rate: 9.07%

3. 33116 N. Roadrunner Ln ,San Tan Valley (Queen Creek), AZ. SOLD!

Price : $ 81,500

ARV : $105,000

Rent : $ 900

Cap. rate: 9.16%

4. 30681 N Desert Star Dr , San Tan Valley (Queen Creek), AZ. SOLD!

Price : $ 73,900

ARV : $ 78,900

Rent : $ 850

Cap rate : 9.57%

Let me know if you'd like to grab on of those. Contact me at naomiesal@gmail.com.

Yours,

Naomi.

How to save commissions and other expenses when investing in real estate?

Well- whoever knows me also knows I usually don't go the "conventional" way...;-). Same thing with real estate investments.

1. When you buy an investment property the conventional way you contact a realtor and they assist you find a property- correct?

The property price includes it's market value + 5%-6% realtors' fees. Not with our "unconventional" business model! So there's at least

$ 4K that you SAVE with us.

2. When you buy an investment property the conventional way you pay for repairing the property ( replacing carpets, painting, cleaning, buying appliances, etc.) and pay a handyman to do this for you- correct? Not with our "unconventional' business model... There go an additional

$ 4-5 K that you SAVE with us.

3. Then somebody needs to rent out the property for you and 2 realtors (yours and the tenant's) will charge you a commission for that as well. So there an additional

$ 600 that you save with us.

4. As the properties we offer are bought at auctions way under market value there's about

$ 5K that you save with us.

Total savings:$ 14,000 !

And what about the hassle, the mistakes, the time we SAVE you? Isn't that worth lots of $$$ KKK-s and over?

Contact me and I'll be happy to explain how that works! naomiesal@gmail.com.

Coming up tomorrow- 4 new exceptional offers in AZ now being released to the market!

Stay tuned...:-).

Yours- "unconventional" Naomi.

New affordable deals for houses in AZ- over 10% cap. rate!

Hello again!

We have 2 new houses in the market for great prices AND rent!

The location: Florence AZ. This is a charming little town 1 hour drive from Phoenix with golf courses and mountain views.

The houses are 4 and 5 bedrooms and the listing prices are $ 62K and $ 67 k respectively. They are remodeled and ready to be rented for $ 800- $ 825 per month.

With a yearly net income of $ 6500 these beautiful houses offer over 10 % cap. rate!

This investing formula is very simple: the farther you go from Phoenix the newer the houses, lower the purchase prices and better the deals.

Same quality and square footage houses in similar neighborhoods in Phoenix would go for over $ 170,000 k.

Please contact me directly for more pictures and spcific investment analysis for these properties at naomiesal@gmail.com. Thanks Guy and David for your feedback on the contact information :-).

Please join this blog followers- you'll have easier and faster access to updates

Happy Holidays and may you all have a great and productive New Investment Year!

Naomi.

YOU can get a loan in the US- specific cashflow examples

Hello All,
I've been asked this question by some of my blog readers :
What's the estimated breakdown of expenses for buying a property in AZ with a loan?

So- for those who have not read my previous post: I've found a bank in AZ that will provide you with a loan for 50% of the house's value for around 5.35% interest for 7 years !
This is a great solution if you want to invest less cash or buy more properties with the same investment amount of $$$.

Let's say you buy a beautiful 4 bedroom house in a golf course community for max. $ 70,000 that rents for $ 850 per month (and we can get them for less than that sales amount for you- depending on the area).

Average yearly expenses:
Property taxes- $ 1500
Insurance- $ 350
HOA- $ 600
Mortgage- $ 3350
Property management: $ 800

Total estimated yearly expenses: $ 6600
Total estimated yearly income: $ 10,200
Yearly Cashflow: $ 3600

And then you can buy 2 houses instead of one with the same $ 70,000 (or less) investment.
Isn't that GREAT?

Keep asking questions. That helps clarify for all my followers and provides me with feedback about this blog.
See you soon again with details about additional investment properties...

Naomi.

Loans you can get for our investment properties in AZ

Dear friends,

I've had such a warm and enthusiastic response to this blog- I'm glad you are so interested as this is absolutely the time for investing in AZ!

Please do not postpone it- JUST DO IT! I started my investments 10 years ago and never regretted it.


Many readers have been asking about available loan options as we know banks in the US are giving buyers a hard time with qualifying.

After searching for a long time we found this very responsive bank in AZ (thanks Sarah!) that provides loans for investors at a rate of around 5.35 % (interests for investors are always higher than those for first time owners).


As for the specific situation of each one of you:

If you are an investor from overseas, a resident of the US with work visa (no citizenship or green card) or a current citizen or green card holder- the bank can provide a loan for 50% of the property's value after checking your application and income information.

Contact me directly if you'd like to apply and have the bank pre-qualify you.
There's no commitment to buy and you'll know if the money will be available for you at the time you decide to move forward.
Don't delay the application if you are seriously planning to invest!

You might be able to buy 2 properties instead of one and still cashflow nicely.

Start the process right now!



Enthusiastically encouraging you :-),



Naomi.

Specific great offers in two suburbs of Phoenix, AZ

Hello all,


After 3 introductory postings I would like to share with you 2 opportunities that I picked and represent 2 different ways of investing in AZ:

- House in foreclosure to be purchased from the bank with minor repairs and need to market

for renting, or

- house that has already been remodeled and rented and in the market for sale to investors.

1. Single family home in Maricopa, AZ * (35 minute drive from Phoenix): 3 bedroom/2bath, built in 2005, 1480sqf. ( 130 mr2) in a beautiful community with golf course and mountain views. Asking price $ 67,500. Negotiable with the bank as this is a foreclosure and in excellent condition. Can be rented for $700- $750 per month.
Approximate cap. rate based on an estimated closing price of $ 62,500 : 9.5% !
Contact me for video and additional detailed information about this property.

2. Single family home in San Tan Valley, AZ* (45 minure drive from Phoenix):
3bedrooms/2 baths, built in 2003, 1440sqf and completely remodeled and in a well maintained community. Asking price $ 72,500, excellent tenant already in for 17 months at $ 700.
Cap. rate: approximately 8.5%.
Contact me for additional information about this property.


*http://http//www.maricopa-az.gov/vns/index.php/welcome-to-maricopa/about-maricopa
* http://http//en.wikipedia.org/wiki/San_Tan_Valley,_Arizona


Coming up in my next post: Why do I choose this specific suburbs of Phoenix?

How much cash flow can you expect in AZ?

So here I am again...and this time with cashflow options in different types of properties.



As some investors asked me about higher than 8%-9% cash-flowing properties I decided to check multi-units in my last trip to Phoenix. I looked at a few foreclosed 4-plexes in Central Phoenix that can be bought for $ 75,000K- $ 90,000.



Each of those units had 2 bedrooms and 1 bath, some had appliances some didn't and each unit can rent for $ 550- $ 600 per month. Which means $ 26,400 per year, provided all units are rented all year long. Total yearly expenses (taxes, insurance and HOA) amount to $ 9000 and in those units you'll need a very dedicated local property manager which would charge a minimum of $ 2500 per year. Those numbers would make a cashflow of up to 15% but you'll need to remember appreciation in those locations and maintenance costs would be very different than the ones in better neighborhoods.
Let me know if you are interested!



As for single family homes: cashflow could get as high as 10% in nice areas which are farther from downtown Phoenix ( 30-45 minutes drive) and they'll drop to 7%-8% in good neighborhoods in or closer to Phoenix. In those cases houses would range from $ 65,000- $ 150,000 or higher and the maintanance expenses would be way lower than in the multi-units. Those will appreciate more when the market starts going up.
Let me know if you are interested in additional information!



More coming up soon...

Why AZ?

As promised- I'm updating my blog with new information.



Many people ask me: Naomi- why AZ and not Texas, or Florida or even foreclosed properties in Sacramento or the East Bay in CA? So this is my way of thinking:



1. How many single family homes can you buy for $ 150K in those different states?

In CA: 0

In TX: 1

In FL: 1/2-1 (and you get the hurricanes as a free bonus as well :-)).

In AZ: 2



2. How much do you pay in property taxes in each of these states for a $ 150,000 house?*:

In CA: 1.3 %

In TX: 2.5 % or $ 3750 per year for one house

In FL: 2.0 % or $ 3000 per year for one house

In AZ: 1.0 % or $ 1500 per year for 2 houses!



3. How much monthly rent can you get in each of these states for an $150,000 investment?*:

In CA: n/a

In TX: $ 1100-$ 1200

In FL: $ 1200

IN AZ: $ 800 x 2 houses = $ 1600



*Those amounts are average estimates as they vary by area/county.



Those are some of the reasons why I choose AZ for my real estate investments and prefer the suburbs of Phoenix for the best ROI!

Feel free to ask me questions, I'll include the answers in the upcoming blogs.



Next blog coming up soon...

just came back from AZ!

Hello all,



Just came back from AZ yesterday after searching for the best investment options for you!

As some of you might know I own as many properties as my cash reserves would allow- so now it's my time to help YOU take advantage of the great opportunities for investors in the Phoenix Metro area.



So- what about purchasing a single family home for $70-80K with a solid tenant in for 12-18 months? Between 8%-9% cap. rate? And then have it appreciate slowly?

Can your bank match this?



Our recommendation- stay with us and keep reading this blog if you can invest for 5 years or longer. Rental properties are hot in AZ now (even at this time of the year!) so the "long hold" owners will be making the money first by cash-flowing beautifully.


Will keep updating ...

Naomi.