The appraisal amount is the most important aspect of the appraisal report.

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Three Character Attributes Every Successful Commercial Real Estate Investor Must Have

Known for his tremendous wealth, ability to put together the largest, most profitable commercial real estate deals, and famous reputation, Donald Trump is the commercial real estate investor icon of our times.

Although we know he has extremely creative financial and investment strategies, and expert legal advice from people such as George Ross, he has more than just the average investor. There are other investors who probably know as much as Donald does, or more. However, they do not have the successful qualities that allow them to create such wealth from commercial real estate and accomplish the goals Donald has in his years of experience.

Donald has three successful qualities that you need to possess to truly create the quality of deals and wealth he is known for. These qualities are his ability to build relationships with everyone he works with, his ability to sell the big picture, and strong, overpowering charisma that takes a room by storm.

Almost any deal can work to your advantage if you work on and develop these skills. You may have strength for one or another. However, in order to have this industry at your fingertips, you must master each one. Success is delivered through the relationship between these characteristics, as one is not as good without the other or by itself.

Being able to build relationships with everyone that you work with is absolutely critical in the commercial real estate industry. You want to rub elbows with the decision makers in your city; those who run the chamber of commerce and zoning and planning committees at every level of the city. Get past the gate keepers and speak to the core people asking for their advice and become close acquaintances on a first name basis. These relationships can be implemented before you even think about doing a deal where their influence may be necessary. Relationships will not only get you insider information, but will give way for special favors and a good word to others who may influence your accomplishments.

Charisma is the ability to ignite passion and motivation among all those who are in an ear’s reach of the person. Charisma allows everyone to breakthrough barriers that otherwise would remain standing. Those who are charismatic can make even opposing forces to agree on a common goal and move forward ambivalently. Donald can do just this- igniting passion and excitement that lines people up to follow in his direction. He becomes a true leader that others happily follow because they believe in him and his message. This characteristic will let you bring people on board that otherwise wouldn’t even think about working in your favor. It is a very helpful and powerful characteristic to possess.

The final characteristic is selling everyone on the pig picture- everyone who is influenced by the value created in the deal. The community, the city, builders, developers, banks and even businesses around the location in which the project is growing all need to understand what is not there currently. As you know, these projects that were once old, dilapidated buildings that did absolutely nothing but bring the city down, can be turned into multi-million dollar establishments that can change the value of the entire city.

Do you have these qualities? Do you see yourself having the same effect on others as Donald Trump has had on the many people he has worked for? Everyone can master these abilities with a little focus and practice. Study others who are successful and possess these qualities. And remember that they are most effective when working together, not standing alone.

Specializing in commercial and investment real estate, Tony Seruga, Yolanda Seruga and Yolanda Bishop are always searching for new and profitable commercial properties across the U.S. Visit www.maverickrei.com for more great information.

About the Author

Tony Seruga, Yolanda Seruga and Yolanda Bishop of Maverick Real Estate Investments, Inc. work with builders, developers and other players in the commercial real estate industry to acquire and develop properties. They use progressive investment strategies that have proved extremely profitable. In addition to their own deals, they teach both seasoned and inexperienced investors how to be big players in the game. Visit the website for more info.

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If you home has 4 bedrooms, 3 bathrooms, and a 2 car garage on a half acre of land, an appraiser will try to find a similar home in a nearby neighborhood.

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Top 3 Commercial Real Estate Investors Time Management Strategies

One of the questions I get asked a lot from clients is how do I manage multiple real estate deals projects all at once? Here are some specific strategies for you to consider:

a) Who to spend time with?

You need to consider spending BUSINESS TIME on only those who are going to contribute to your bottom line and goal achievement.
All else needs to get put into the “we’ll get back to you” pile. It is easy to get locked up with people that do nothing but take up your time. Don’t do it.

I constantly have people wanting to meet with me, talk with me, etc. that don’t contribute to the achievement of my goals they get put on the bottom of the pile and sometimes I never get back to them.

b) Keeping away from time vampires.

Time vampires are those that call you, come into your office, and tell you the “whole story” constantly. You need to politely tell these people “adios”. You ever notice that you have those days where you have a lot of activity and by the end of the day you really have not gotten anything done? Time vampires are the main reason why.

c) Having a clear objective in the first place.

What are your goals, your objectives?? Where do you want to end up? How do you plan on getting there? Without a plan you will be spinning your wheels and the cash flow and value of your will suffer because of it.

So, there you go. We did not reinvent anything today, but it is surprising how the use of your time is tied to your income and the results you want.

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Your house loan approval is dependent upon the outcomes of the real estate appraisal.

Winning The Commercial Real Estate Game

The game of commercial real estate can be won in many ways. It?s more of an essay test than true or false. There?s definitely more than one correct answer. A large percentage of the world?s millionaires earned their wealth through real estate investment. While nothing is a sure thing, real estate offers many opportunities for the savvy investor. Whether you want to build wealth or simply maintain it, there are several strategies that you can implement to get where you want to be. Where should you begin? You don?t want to put your hard earned money into a dead market. You want to protect what you?ve worked so hard for. Let?s look at a few of the more popular methods for investing in commercial real estate.

One of the more classic approaches to commercial real estate investment is the buy and hold strategy. In this maneuver, you buy property that is valued at a fair price. It may be a few miles away from town or outside of a development area. You then simply hold the land for a number of years. While you do this, the city comes to you. Developments are going up all around you. Yours is the last piece of raw land around and every developer in the state wants a piece of it. You, the genius entrepreneur, then sell the land for millions more than you pay for it. It couldn?t get much better than this. While this is obviously the ideal scenario, it can work like this. As you know, land is the only commodity that they don?t produce any more of. Therefore the price of your land will eventually go up.

While there is a great deal of money to be made in this sort of venture, it can take a long time to mature. This is great for someone who has a big chunk of money that they want to sit on for a few years. There is no set time limit as to how long it will take you to win. You basically have to go with your gut on this one. Should you sell it five years from now for twice what you paid for it? What if in year six, Wal-Mart wants to move in and pay you 10 times what you paid? There is really no way to know. You have to get out when you feel the time is right. Look for the signs around you. If the trends of development in your area are coming towards you, wait for a while. If you?ve had the land for ten years and the city that you just knew would be the next boomtown turned into a ghost town, you might want to get out. This strategy can produce a great return and it?s a pretty passive source. You don?t really have to do anything except buy the land and wait.

Another great way to invest in commercial property is through the rehab market. This is where you buy a run-down property that needs a lot of work done. You fix it up with a little elbow grease. Then after it?s up to par, you put it back on the market and make a tidy profit. This is a growing segment in the real estate industry. There is a definite need for this as property is always getting old. The most important thing to remember in this type of venture is you make your money when you buy the property, not when you sell it.

You must find properties that are undervalued. If you overpay, no matter what you do to the property, you?ll still come out behind. You need to find properties that need a lot of work. This has the highest potential for a great return. Don?t get involved with a property that just needs a new coat of paint and the yard mowed. This will not make you any money. In fact, you?ll most likely lose money. Stick with the properties that need the most TLC and you?ll come out on top.

Another popular strategy is that of quick turning a property. This involves finding distressed properties. You search for a great deal that is extremely undervalued. This could be a property that is facing foreclosure or a bankruptcy. Someone may take a significant cut in the price in order to get out fast. This can benefit you, the investor, greatly. You then take the distressed property and put it back on the market quickly. Since you don?t have to sell quickly, the property will get fair market value and you can make thousands of dollars in profit. As with rehabbing property, the key is finding cheap properties that you know are worth more. This is where all of the money comes from in this type of transaction. If you know the market, you can do very well with this type of deal.

For investors that already have a good sum of money saved up, there is another form of investment that is very appealing. Professionals who want another steady income can invest in expensive real estate that is already a great performing asset. This could be a luxury apartment complex or condos or any number of properties. The investor then takes over the cash flow that is generated by the subject property. They will most likely leave the existing property management in place and just take the steady cash flow. This is a great form of investment for those that are looking for a passive source of income from their investment. People who would benefit from this are usually very busy and already successful in some other walk of life. They understand that the only way to create wealth is through multiple sources of income. Diversification is the key.

Whichever method of commercial real estate investment you decide on, make sure it?s the right one for you. Consider all the factors carefully before making your decision. Just remember that you too can succeed in real estate investment.

About the Author:

Tony Seruga, Yolanda Seruga and Yolanda Bishop of http://www.maverickrei.com specialize in commercial and investment real estate. As of May, 2006, they and their partners are managing over $600 million dollars worth of new projects.

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The lender will consider the items of the appraisal before coming to a final decision on the mortgage.

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Essential guide to creating a kids bedroom
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Profit From Commercial Real Estate Investments

Property investors have now turned their attention towards the lucrative deals presented by the commercial properties. This sudden interest is the result of the option to diversify your property investment portfolio, along with a high income and tax breaks. However, it is advisable to conduct a research before taking the plunge.

Commercial properties include hotels, malls, medical centers, retail stores, business and industrial property. These are operated for a profit from rental income or capital gain. Some common commercial property types are:

- Apartments and multi family units: These are the first choice of investors. Apartment financing and management is very similar to that of residential properties.

- Mobile home parks: These can be a profitable investment option especially if you own the land and sell the mobile homes.

- Retail properties: More than one tenant occupies the premises and it is utilized for retail transactions.

- Offices: This category includes suburban garden offices, suburban high-rise offices, medical offices and central business district offices.

- Mixed use properties: These properties are a combination of all the above property types.

- Health care units: They include assisted living centers and congregate care centers and nursing homes.

- Hotels: The properties are categorized as either limited service or full service.

- Industrial premises: These properties can be used solely for industrial purposes.

- Self-storage units: The consumers use them for personal storage or for lease.

- Other specialties: These include oil change facilities and gas stations.

According to a reputed New York based real estate research firm, the price of apartment complexes rose by 26%, retail properties by 14%, industrial properties by 21% and office buildings by 6%, in 2004. Commercial property investment is very profitable but it is a complex business, as compared to investment in residential properties. There are number of factors that affect the property evaluation of commercial premises. It pays to study the market and tread cautiously.

Boom in commercial real estate property:

Commercial real estate includes, but is not limited to, properties used for educational, medical, commercial or industrial purpose. The properties are usable in business or trade and can be sold or bought in the real estate market. The improvement in the economy and growth in business ventures are responsible for the revival of commercial real estate. Another important reason has been the continuous flow of new investment capital. This capital is sourced from people who seek higher returns from large investments. The areas that come under the category of ?commercially profitable? carry a higher evaluation, as compared to other properties in developing areas. The rates for commercial real estate properties are calculated differently from the method adopted for residential properties.

The rental yields are better for commercial properties and the monthly cash flow is more than that of residential property investment, in the same area. The quoted expectation of returns depends on the kind of business that would be transacted on the premises. The profit from commercial real estate investments is definitely much higher than profit generated from investments in residential properties. Investment in commercial real estate is as lucrative as investments in stocks and bonds.

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Once an appraiser finds comparable properties, they will make some adjustments.

Commercial Real Estate: The Life Of A Broker

A commercial real estate broker provides a service between buyers, sellers, and rental agreements of real estate. Brokers are responsible for managing a team of real estate agents, to assist people in buying, selling, leasing, or renting commercial properties.

Properties handled by commercial brokerages often include office buildings, hotels, apartments, retail, hospitality, shopping centers, and industrial properties. For clients who are building on raw land, brokers can help assist the client in managing the construction process, including inspections, identifying zoning restrictions and building codes, and guidance to ensure that necessary steps are taken to make sure that the building is completed on time, and within budget.

When working for a seller or landlord of a commercial property, the broker has a signed agreement with the client and sets out to achieve the best possible price with the best terms for their client. While a broker is working for the seller or landlord they may also assist buyers in finding a commercial property to suit their needs, and budget. But in these cases there is never a pre-written agreement, on the buyer’s behalf.

In most states, to become a real estate broker, a license is required. This allows the broker to receive money in return for services rendered. It is illegal for a broker to conduct business without a license, unless they are a practicing attorney who is not required to sit for a broker’s license in order to receive a commission.

It is important that those interested in becoming a broker make sure that they look into their respective states guidelines on becoming a commercial real estate broker, as requirements, and regulations can differ significantly between states.

In many states, licenses are issued for a certain time frame. After that, the broker is required to complete further education to renew their licenses. These further education requirements are especially important to make sure the broker is kept up to date with real estate law updates, and changes in the industry.

How To Become A Real Estate Broker
Brokers usually start out as real estate agents. This is where they gain their industry experience, and then decide to become a licensed commercial real estate broker. In order to get a broker’s license, the real-estate agent must pass a brokers state exam, as well as complete some course work, or training. Usually, after receiving accreditation, the broker will either continue to work for another broker, as an associate broker, or start a business of their own where they will manage a team of real estate agents.

Brokers, who have their own brokerage business with real estate agents to manage, must have a very good working knowledge of legal procedures, and requirements. It is their job to educate, and advise both their real estate agents, as well as clients who come to them for advice on commercial selling, rental, or building.

What Services A Commercial Broker Provides
A broker will offer services such as an estimated value of a property, marketing of that property, and assistance to a buyer, or seller with the purchase, lease or sale of a property. Brokers may be called upon to provide for sale by owner (FSBO) document preparation, and paperwork, but in commercial properties this is much less of an occurrence than with privately owned residential properties.

A broker will also offer guides to property owners on how to sell, or rent their property, and assist with property management process. A broker will often fill out the paper work needed to sell or rent a property, although they are not given the authority to sign papers on behalf of their clients.

Commissions
Commercial Brokers receive a commission from the sale of a property. This is usually an agreed percentage of the sale price or part of the monthly rental income from the landlord. Brokers in the commercial industry must be very competitive, and have a good knowledge of their local area to make a sound income. But with these skills, there are definite monetary rewards offered to brokers. According to statistics the majority of commercial real estate brokers are on an annual income above $42,000 per annum, while some are earning a six figure income.

About the Author:

Tony Seruga, Yolanda Seruga and Yolanda Bishop of http://www.maverickrei.com specialize in commercial and investment real estate. As of May, 2006, they and their partners are managing over $600 million dollars worth of new projects.

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Real estate appraisals come in two different methods for appraising homes.

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The Importance Of Commercial Real Estate Professionals

Commercial real estate is a highly profitable industry where many people dedicate their lives. Like the many divisions of a Fortune 500 company, the commercial real estate industry has many opportunities for those with professional educations and interests. Some professional interests may include legal counsel, accounting, finance, development, building and investing. When it comes to the commercial real estate industry, these professionals are highly specialized in their knowledge and perform amazingly well within their boundaries.

These highly specialized professionals are often grouped together in teams by commercial real estate investors. A savvy investor surrounds him or herself with competent professionals to make sure that every deal that is made yields the highest most profitable results, with little to no problematic factors.

If you look at the residential investor, however, he or she usually does not have a huge team surrounding him or her and can usually invest in a few homes at a time with ease.

Why is it that the residential investor does not need a full time team to look watch over and consult every deal prior to purchase? Beyond the obvious reason that residential real estate does not involve nearly the millions, tens of millions, hundreds of millions and even billions of dollar price tags and profits that commercial real estate is known for, there is another very important attribute of commercial real estate that separates it from residential real estate.

This attribute is characterized by a term known as ?buyer beware.?

We all know that with most residential real estate, the buyer must be disclosed of every aspect of the property- good or bad. For example, if the roof was leaking in a home, but it was summer so the purchaser may not necessarily find out until rainy season, then the owner or agent must disclose this fact to the purchaser. It is illegal for the owner or agent to withhold any information from the purchaser. This law greatly decreases the risk on the purchaser?s behalf and if a problem arises that was not fully disclosed at the time of purchase, then the purchaser could receive his or her deposit back and the owner and agent could suffer penalties.

In residential real estate, the buyer does not need to beware (in this sense) because every detail must be disclosed so he or she has the absolute facts on a property before deciding to part with a down payment or take out a mortgage to purchase the property.

The opposite is true in the commercial real estate industry. The owner or agent does not need to disclose any information about the property to the purchaser. In fact, if the new owner discovers that the land he or she purchased is toxic, and the previous owner or agent said nothing, it is the new owner?s responsibility to have the land cleaned. The new owner must pay all legal and cleaning bills that come along with toxic property.

This may seem rather unfair. Why should the residential real estate industry have full disclosures while the commercial real estate industry does not? In commercial real estate, you have a certain amount of time prior to purchase to perform due diligence, or a complete analysis of the property. This may include building inspections, soil tests, infrastructure analysis, financial analysis etc. The buyer is completely responsible for retrieving the facts on a property.

It is considered an open and free market so, ?buyer beware.? There is a lack of need to protect the buyer or seller by the law. Therefore, it is increasingly important to have commercial real estate professionals looking out for the commercial real estate investor at every turn.

Because the law does not protect the buyer, the buyer must protect his or herself. Legal counsel should be brought in to oversee every single deal. This includes conditional statements on a contract and performing the most in-depth due diligence one can possibly do. Commercial real estate is not something you can look at for a few weeks and then decide you want to purchase like a home. It can take 45, 60, 90 days and more to perform due diligence, depending on the purpose of the property and how complicated the property is.

Let?s look at an example. Purchaser A wants to purchase a property from Seller B. The property is raw land and is currently zoned R-1, or residential lots one lot per acre. According to the agent, there is a good possibility that the city needs additional commercial land to balance out the additional homes and apartments that were recently built near the subject property. For this reason, the city may be interested in rezoning the land from R-1 to commercial.

Purchaser A can see the profit potential of this rezone and wants to purchase the property. Purchaser A lets the owner know that he wants to purchase the currently zoned R-1 property. Purchaser A is acting in good faith that the property will be rezoned to commercial. But just in case, Purchaser A includes a conditional clause that states that if the property cannot be rezoned to commercial, then the contract is null and void. Purchaser A will no longer have a liability toward the property and owner.

This was an intelligent move Purchaser A made because in this case, the property could not be rezoned to commercial. Instead of sitting there with a much less valuable R-1 zoned property, Purchaser A was left with no property at all, but no financial or legal problems either. And that is far better than a worthless property and a legal battle to contend with.

Every commercial real estate deal is extremely different. Buyer and seller personalities, the quality of due diligence, the integrity of the buyer and purchaser, the financial needs, and skills of professionals such as the escrow company and commercial real estate owners all play a huge role in how each deal results. The best and most sound advice I can give you is never take what you hear for face value. Verify every fact and have your commercial real estate professionals available at every turn. The information they can conjure can save you a lot of money and legal headaches by simply getting the facts verified and inserting conditional clauses in the contract.

If you are new to the commercial real estate industry, realize the rules are a little different and a lot more is at risk than in the residential real estate industry. Keep the ?buyer beware? mentality alive at all times and allow professionals to do their jobs. That is what they are there for. Surround yourself with the best and you will quickly become the best.

Now that you have had a chance to look at ?buyer beware? and how it plays a specific role in both the commercial and residential real estate industries, you can greatly appreciate the additional risk in doing commercial real estate deals as well as the importance of solid commercial real estate professionals working in your best interest. Without them, there would be far more problematic deals- and that is exactly what you want to avoid.

About the Author:

Tony Seruga, Yolanda Seruga and Yolanda Bishop of http://www.maverickrei.com specialize in commercial and investment real estate. As of May, 2006, they and their partners are managing over $600 million dollars worth of new projects.

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Not including an appraisal, a loan is never going to be okayed.

What Commercial Real Estate Investors Should Know About Cap Rate

CAP rate or capitalization rate is the ratio of annual rental income of the property over the purchase price. This number is often shown on commercial property listings. So you must know this jargon if you want to invest in commercial real estate. It?s commonly a number between 3% to 10%.

For those who invest in the stock market, cap rate is the equivalence of the inverse of P/E ratio. So a cap rate of 5% is equivalent to P/E ratio of 20. The main difference is in real estate the earning is real while it’s accounting earning in the stock market where earning can be reinstated years down the road!

The higher the CAP rate the higher rental income the property produces and thus the less money you need for down payment. Experienced investors often look at the CAP rate to screen out properties with low rental income. Some investors prefer properties with the cap rate that is higher than the interest rate they pay for the loan. That way they know they collect more from the tenants than they pay the bank.

When the property has high vacancy rate, listing brokers often show proforma (or potential) CAP rate instead to catch investors? attention. Let?s use the following example to illustrate the point. A property is listed for $1M and is 90% leased. It has gross leases with an actual gross income of $90K/year and $30K of annual expense. Assuming the proforma income is $110K/year when it?s 100% leased at higher market rent. So 3 different listing brokers could display 3 different CAP rates for the same property:

? The first broker may use NOI (Net Operating Income) of $60K/year ($90K of gross income less $30K of expenses) and thus the net CAP rate is 6%. This broker calculates the cap the way it should be.

? The second broker may use the gross income of $90K and so the gross CAP rate is 9%.

? The third broker may want to use the proforma income of $110K to get investors? attention and thus the proforma CAP rate is 11%!

So as an investor, you need to know what CAP rate, e.g. net, gross or proforma the broker uses. Otherwise you may offer too much for the property. At the same time, when you tell your broker to look for properties with a certain CAP rate, make sure the broker knows what CAP rate you have in mind.

The returns of a commercial property investment come from 4 sources: appreciation, cash flow, i.e. cap rate, depreciation (tax writeoffs), and principal reduction from your mortgage payments. If you invest in the ?right? property, the biggest chunk of your investment return should come from appreciation. There is often a conflict between cap rate and potential for strong appreciation. Properties that offer potential for strong appreciation, e.g. newer properties or ones in good location tend to have lower cap rate. On the other hand, properties that are in poor condition, or have ground lease are much harder to sell. As a result, seller will try to attract the buyers with a higher cap rate. If you see a property with unusually high cap rate in California, e.g. more than 7%, you should ask yourself ?what?s wrong with this property?? Chances are you will find a compelling reason why it is so high.

Is the property with highest cap rate the ?best? property? The short answer is no. If investment was that simple, you would not need an investment advisor. Cap rate should be one of the various other factors you consider whether you should invest in a property. It should not be the only factor. Besides, you can improve the cap rate by

? Increase the occupancy rate.

? Raise the rent when the current leases expire.

? Negotiate for leases with annual rent increase.

? Bring in tenants willing to pay higher rent.

? Improve the property to attract more upscale tenants.

? Reduce the expenses not reimbursed by the tenants.

By doing so, you can increase the cap rate and consequently the value of your investment.

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An appraiser starts by looking at you neighborhood and find comparable homes that may have sold recently, characteristics of lifestyles, income level in the area, average age, and surrounding home values.

Commercial Real Estate - Hard, Hard, Hard Money Loans

Financing for commercial real estate is a completely different game when compared to residential mortgage loans. It moves much faster and is much more flexible.

Commercial Real Estate - Hard, Hard, Hard Money Loans

When purchasing commercial real estate, financing is the most significant factor in determining whether the project is worth pursuing. Although there are a variety of commercial real estate loans on the market, we are going to look at hard money loans in this article.

Hard money loans for commercial real estate are often a matter of last resort. They aren’t good deals, but they can save a financing situation that has gone critical. Most hard money loans come with significant upfront costs and astronomical interest rates. When you are facing the prospect of losing a commercial property, however, they can be a godsend because they also are granted very quickly.

Hard money loans are considered very risky and are issued by private financing groups, not banks or lenders. The loans tend to be only available as the primary loan on the property, which isn’t that rare a situation in commercial property.

Unlike home loans, hard money loans are all about the potential sales price of a piece of commercial real estate. The party considering lending you money is not going to look at the appraised value of the property. They are going to look at the probably sales price if the commercial real estate has to be sold a few months after making the loan. Depending on the condition of the property, this figure will typically be between 50 and 75 percent of the appraised valued of the commercial property.

Put another way, a hard money loan is a short-term loan designed to get you past an immediate problem. It is undeniably a loan of last resort and is not an ultimate solution to a financing problem with a commercial property. It does nothing other than buy you time, and at a fairly hefty cost. If you are in a tight spot and can resolve the problem with a few extra months time, a hard money loan may be the answer.

About the Author

Dan Lewis is with Great Western Mortgage - San Diego Mortgage Brokers - providing San Diego home loans. Great Western Mortgage is a San Diego mortgage company writing San Diego mortgages and San Diego refinance and home equity loan.

Bozeman Realtors

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Rest assured it is not an entirely subjective process, but rather methodical and universal.

Commercial Real Estate: Outlook at the Power Breakfast

A GOOD OUTLOOK FOR COMMERCIAL REAL ESTATE IN 2007

I had the opportunity to sit in at the International Council of Shopping Centers (ICSC) annual “Power Breakfast” that featured some high powered institutional investors as panelists. They included Erwin Aullis, the Managing Director of Transwestern Investment Company, Stanley L. Iezman, the President of American Realty Advisors, Inc., and Glen Sonnenberg, the President of Legg Mason Real Estate Services. The panel was moderated by Mark Schurgin, the president of the Fesitval Companies.

These are some high-powered commercial real estate fund managers who don’t even get out of bed for a deal less than $50 Million! They were there to give us some of their thoughts on how the economy will impact commercial real estate investment, where interest rates might be headed in the coming year, and how buying and selling parameters have changed for shopping center owners.

Some of the thoughts that came from these guys were fairly insightful. Here’s what I got from the breakfast that I think you’ll find interesting:

1. Commercial real estate lenders are awash in money thanks to Collateralized Debt Obligations. These are derivative debt instruments that allow lenders to dramatically increase their ability to raise money at low overall costs.

2. The ageing of the population and the retirement of the Baby Boomers means that there is a large chunk of retirement money looking for alternate income opportunities … think “income property.”

3. Large funds are taking on more real estate, making it a legitimate “investment class” like stocks and bonds.

4. The REIT Index was up 35% last year, trouncing the S&P 500.
Large urban areas can expect low cap rates in the months ahead, meaning that there are opportunities in secondary areas, but you still need to beware in “tertiary” markets, like Detroit and St. Louis.

5. Oversupply of commercial properties is not yet in evidence.
1031/Tenants-In-Common buyers are drying up, slowing price appreciation.

6. “A” quality commercial properties are becoming “commoditized,” meaning that there are real opportunities in “B” and “C” product.

7. The big players are getting out of condominium product at significant discounts to original asking price (which means you might get a nice home for cheap). This was in evidence in San Diego and South Florida. Residential projects are taking a back seat to commercial in the minds of the big investors.

There’s some good intelligence in these observations for anyone serious about investing in commercial property this year.

The final few minutes of the session were devoted to a group consensus on where interest rates and cap rates would be a year from now. While not a real prediction, the sense of the room was that the Prime Rate would be .75% to 1% lower, commercial mortgage rates for “A” product would be about .25% to .5% higher than today, and cap rates for class “A” properties would be essentially unchanged.

My conclusions are that there will be some opportunities to make money in smaller commercial properties in outlying areas and smaller urban markets. New construction and other “value added” projects should also do well. One caveat is do not make the mistake that rents will continue to trend upward, though. Stay conservative in your projections and you should be able to ride out any recession that might follow in the wake of possible Congressional tax hikes.

About the Author

WANT TO USE THIS ARTICLE IN YOUR E-ZINE OR WEB SITE? You can, as long as you include this complete statement with it: ‘Craig Higdon, “The Investment Property Insider,” works as a commercial mortgage broker. He publishes the weekly “Investment Property Insider” e-zine and blog, www.InvestmentPropertyInsider.com. Visit the blog and get a complimentary report on commercial financing techniques.’

Texas Real Estate

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Commercial Real Estate for the Beginning Investor

Commercial real estate has been reserved for the financial and investment savvy entrepreneur, those who have an ?in? through a strong mentor, and those who for some reason, just figure it out for themselves and become wildly successful from nothing.

Commercial real estate is absolutely available to those who seek it out. I am going to assume you have a deep desire to become wealthy and live the lifestyle of a successful entrepreneur. Despite what many people think, commercial real estate does not require perfect personal credit, a multi-million dollar bank account (although it definitely helps), financial expertise or investment savvy strategies. There are people to cover every task for you- it is a matter of learning everything you possibly can about the industry and coordinating the right people to work for you. In order to be the commercial real estate investor you dream about, it takes getting the right information from the right people.

Commercial real estate investing can be done by even the most average and non-average of people- a little motivation and willingness to learn, and you can easily be on your way to being a very successful, profitable commercial real estate investor.

The first step in being a successful commercial real estate investor is to get to know your community. That?s right, your own back yard. You need to know the buildings, how much they are worth, and who owns them. It is time to become a detective and identify trends or patterns within your local market. There may be specific apartments that are being poorly managed and are about to go into foreclosure, or a new mall in the development plan about three years from now and purchasing the 100 acres around the future building site at the very inexpensive price of $15,000 per acre is going to be worth over $200,000 per acre once the mall goes under construction.

Attend your local planning and zoning meetings, investing meetings, and chamber of commerce. Make your presence slowly by watching and seeking out the noticeable successful investors and decision makers within your community. What do they do? What have they been responsible for? You will also begin to understand the value of properties in your community, where certain properties are beginning to decrease in value due to poor management and outdated amenities, as well as what opportunities you may take advantage of in the future.

The second tip is to read, read and read on everything commercial real estate. You need to understand the industry inside and out to truly be successful. Have a certain type of property you enjoy, such as apartments or office parks? Then focus in a certain area. How about a specific strategy such as purchasing foreclosure, bankruptcy or declining properties and adding extreme value to the bottom line? Or perhaps you are interested in simply holding properties and then selling when the market demands the ultimate price. The more you know, the more successful you can become.

The last and most effective tip I am going to give you today is to seek out a successful commercial real estate investor whom you can study, model after and even adopt as a mentor.

Who do you notice in your community that is always ahead of the commercial real estate game? Repeatedly purchasing properties and creating value within the community. Ask these people for advice- but always come prepared. Schedule a meeting or a nice dinner or lunch meeting. Always thank them for their time and send a thank-you gift explaining how the information helped you and that you look forward to their next meeting. Offer to help in any way you possibly can- simply for the education.

I think you would be surprised how many people would be willing to teach you the ropes for a helping hand. Always listen and approach the situation as a learner- not an expert. Never step on their toes and take in the experience. Watch for details, specific strategies and eventually you too will be one of the big players in the industry.

Have a passion for success? A desire for wealth? Feel the need to give back and create good environments for those people? Then listen and learn. There is nothing the successful commercial real estate investors are doing that you cannot do too. Believe this and really get to know the industry. You will find yourself completely successful just by following the people before you and the strategies they use. Rely on professionals to cover areas that you need assistance in and do not let obstacles stop you from achieving your dreams.

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It takes place all of the time, ordinarily during closing.

Make Easy Money Online: Become a Commercial Real Estate Property Scout

There are lots of ways to make easy money online. I am sure you have seen many of them in your email inbox.

One opportunity you may not be aware of is becoming a Commercial Real Estate Property Scout.

What?s a Commercial Real Estate Property Scout?

It?s a person who finds property for investors which meet a specific acquisition criteria.

Here?s the deal: This opportunity has nothing to do with sales, data entry, or any of those other possible questionable online business opportunities you may be aware of.

A Property Scout uses the Internet to search real estate listing databases for properties which meet the investors criteria. There are literally hundreds of these databases, many of which are free to use.

Advantages of the Opportunity

There are many things which make this opportunity attractive.

First, the price to get involved is very modest. It?s under $100 dollars.

Second, the money is really good. Frankly, there?s no comparison between what you can earn doing this and all the rest of the opportunities combined. It truly is one of the ways to make easy money online.

You can really earn hundreds of thousands of dollars a year.

Third, the support the company offers is incredible. While they won?t handhold or baby sit you, they will provide the weekly training, personal direction and weekly Q&A so that you can be successful?that?s more than any of the other opportunities do.

The fourth thing, is that you really can do this from home. There?s no travel involved. Plus it really only requires about twenty hours a week of work on a consistent basis.

The best part for me is that the company, Maverick Real Estate Investments, isn?t one of those schlocky companies promoting the next business opportunity. It?s real. And they sincerely want to see you successful because the big money for everybody involved is made when you find a promising property.

They?re committed to training you to be successful at it.

Maverick Real Estate Investments is in the commercial real estate business. That?s their purpose. And they?ve set up this business opportunity, so that they can attract people to help them find properties which fit their profile for acquisition.

It makes perfect sense if you think about it.

Disadvantages of the Opportunity

Are there bad points? Yes, a small one. But you really can?t blame the company for it, it?s just the nature of the commercial real estate industry.

If you need to make money right away, this is not the opportunity for you. Patience is key. While you can realistically make six figures and up a year, the fact is it takes time to find a property the investors want to acquire. It has to fit their profile (which they?ll thoroughly train you in).

And even when you find a property that meets their profile, they need the time to do whatever it takes to turn the property around which could take as long as 18 months to do.

But still, you have to admit it?s really good money. And let?s face it, you were to go into business for yourself, it would take that long AT LEAST to turn a modest profit?and nowhere near the money you?d earn as a Property Scout.

Now, they do offer an interesting way for you to get paid faster. But I wouldn?t recommend it, unless you really needed the money. You can get paid $15,000 when they buy the property and $15,000 again when they sell the property. It?s good money, but they prefer you to be partner with them and pay you when they sell the property and there are profits to be dispersed. It eases their cashflow.

Summary

In nutshell, this opportunity is legit. It?s lucrative. People ARE making money?and a lot. And it?s a profession which you can easily do from home using the Internet. Although it?s not perfect, it?s one of the few easy ways to make money online which is realistic and easily doable.

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Discovering The Weak Link: Optimizing Your Commercial Real Estate Investment Strategy

Being an investor is a lot like owning your own business. You have money and people to manage, important financial decisions to make, and systems that represent your strategy. While these assets and operations result in successful and profitable deals, there are always problems arising, just like in a normal business, that can slow down productivity and progress of whatever activity is currently in motion.

A problem with many investors is that they do not view their process as a business. They do not have a company name or multiple teams working below them. They do not have business rules, regulations, checks and balances, or protocol for the people they work with. However, the truth is, commercial real estate investing, no matter how small, is a business all itself. In order to optimize this fact, one should follow proven business strategy that allows great companies to flourish with very little constraint or pain.

A very important theory that is used not only in business, but in science, politics, sports, and even everyday life is the Theory of Constraints. This theory literally transcends all boundaries as it is a scientific principle that can be applied to any relationship between two or more subjects. You have all heard of the expression, ?You are only as strong as your weakest link.? This is in reference to the Theory of Constraints.

What is basically introduced is the concept that you can look at a process or relationship as a chain. One link to another, that chain is reliant on the strength of the relationship. If it is a process, and each link is a task, then each task must be working optimally so it does not weaken the chain. If one link becomes tired, lazy or behind, then the chain is all together weaker and ineffective at producing the result.

At any one time there can only be one constraint. You must tackle that constraint, and then another may appear. However, at that time, there is only one constraint to attend to. In order for a process or system to be working 100%, each link must be strong. If not, you suffer from inefficiencies; suboptimal performance and a complete slow down of the process.

Do you find areas in your business of commercial real estate investing that you are not pleased with? Are there areas you feel you and the people you work with and rely on could improve? Could wasted time be eliminated? What areas could you improve that would increase overall profitability of your commercial real estate strategies?

Within these questions you will uncover the areas where a streamlined process can greatly improve performance and decrease crisis and other problems. If your current strategy and processes are running at 100%- then there is no need to read this article. However, if you feel there could be considerable improvement, or even a small improvement that could increase your results exponentially, please read on!

Implementing processes and systems are the best way to optimize total performance. How this is done is you write down every single task within a certain boundary. For example, write down every task in creating the information packet to submit to a lender to get approval for a loan on a project. Write down every task for this specific process and then number them in how they follow in sequence.

Are there certain people involved who make this process happen? You may realize how you can cut out duplicated efforts, combine tasks into a single person who performs them, and completely streamline the process. What you do now is create a process map or flow chart showing the entire process from first step to last in the proper sequence. Identify who does what task and any time allotments or due dates if necessary. You know have a tangible, easy to learn, communicate and control process for submitting a proposal to a lender for a new project. Doing this alone will allow others to follow along with your process and have a clear understanding as to what is supposed to be done.

Do have prot?g?s or other eager minds willing to help you in order to gain a valuable education from an experienced investor? Now you don?t have to worry about being the only one who ?knows? the business. With a clear system and process map, you can now teach those around you the same, working, proven systems. With a process map individual tasks and relationships can be easily changed as continuous improvement is a benefit of process maps.

Now- back to those constraints. As you can see, if you have a reoccurring problem, you can create a system around it to alleviate the problem and have a working process to follow. With systems in place for every area of your business, you can identify the constraints. Constraints are identified by a build-up of resources where the weakest link can be found. At a certain point if the streamlined process gets slow, and the results are trickling through or you are behind on due dates, go to the place where everything starts slowing down. This is your bottle neck. This is your constraint.

At this time, you need to focus every ounce of energy you have in eliminating the constraint. Look behind the noticeable constraint as well- where was the source? It may not be where you think it is. Dig deep and find what really caused the chain to break.

By identifying the constraint in your process, it can be quickly remedied. You do not have to guess where the problem is or jump from crisis to crisis because you know exactly where the hold-up is.

If you truly want to be a successful, profitable commercial real estate investor, and a continuing improved and profitable investor, treat the investing as a true business with process maps, metrics and controls. It may take a little work to really streamline the business and create the processes from the current tasks being performed.

However, I am sure you can agree of the power this would have on your overall performance and profitability. Eliminate excess resources and duplicate efforts. Maximize total control and effectiveness of each task within the process.

You will find your operations moving very smoothly and the capacity for more deal to occur increase because you will be lean; no excess which allows for greater performance. You will see a decrease in time spent on any one activity and less money going out. You want leverage not only in your commercial real estate deals but operations as well? Implement systems and identify constraints! Watch your investing flourish.

About the Author:

Specializing in commercial and investment real estate, Tony Seruga, Yolanda Seruga and Yolanda Bishop are always searching for new and profitable commercial properties across the U.S. Visit http://www.maverickrei.com for more great information

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How Do I Sell My Commercial Real Estate Note At A High Price?

If you’re looking for a quick source of cash, you might be saying to yourself: I want to sell my commercial real estate note. Well, that’s not a bad idea, given the fact that you can receive a lump sum of money without the headache of a loan. Nowadays, note sales can be executed very quickly, and you have more options today than ever before.

Regardless of whether you are looking to sell commercial real estate note, residential or any other type of cash flow paper, you need to find a reputable, experienced note buyer to ensure that a) you will get top dollar for your note and b) you are aware of all of your options. Although most sellers choose to sell the entire note, which yields the highest amount of money up front, it’s important to know that you can also sell just a portion of the note. This is known as a partial, and it allows you to get a sum of cash for “x” amount of payments. You then start receiving the monthly payments again afterwards.

So if you’re thinking: I want to sell my commercial real estate note, know that there are several ways you can go about it, and figure out which way works best for your particular situation. Whichever option you do choose, it always works out in your favor because money today is always worth more than money tomorrow. You might have heard this phrase before, but what does it mean for you when you sell commercial real estate note?

First of all, it means that the value of money decreases over time. For example, $50,000 today will buy you a very nice sports car. In 10 years, that same $50,000 will probably buy you a small entry-level coupe. So you can see that getting a lump sum of money is much more favorable than receiving small monthly payments for years and years, especially for those who need cash right now.

Another good reason to sell your commercial real estate note is it eliminates the uncertainty that comes with receiving monthly payments. Sure, the payments are coming in now, but what’s going to happen in 6 months, or a year, or 5 years? You just never know. Something could happen to the buyer that hampers his or her ability to make the payments. You might find yourself in a situation down the road where monthly payments are no longer a good option for you.

You might be asking yourself, I definitely want to sell my commercial real estate note, but how much can I get for it? That’s a good question of course, but there is no set answer. The amount you can expect to receive will depend on a number of criteria, including but not limited to: the balance remaining on the note, the time left, the property value, timeliness of payments received to date, financial stability of the payor, overall risk and other factors.

Keep in mind that the commercial real estate note buyer is assuming all of the risk that comes with purchasing your note, so it has to make sense for them financially. But even though you might sell commercial real estate note at a discount, the money that you receive in exchange is guaranteed, and you can’t put a price on that!

We hope that we’ve helped you answer the question: Should I sell my commercial real estate note? Feel free to visit our site for more information.

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Investing in Commercial Real Estate

You have been investing in residential properties for some time now and you feel like you can make the jump to investing in commercial real estate. This could be true, but keep in mind that investing in commercial real estate is far more risky and more expensive than investing in the residential real estate that you are used to. Because it is riskier, it normally can make you more profit. There are positives and negatives to investing in commercial real estate.

In general, the profit attained from commercial real estate can be traced back to the overall economy. As things look up in the business world, the value of commercial real estate tends to be on the rise. Commercial real estate has increased in volume approximately 20% over the last few years, making it easier for small investors to profit from this niche of the real estate market.

Of course, the value of all commercial real estate is not solely dependent on the overall economy of the country, it is more dependent on the economy of your region, town, or even neighborhood. If your property is located in an area that has seen little growth in recent years, you are not likely to make a decent profit.

During a recession, commercial foreclosures and vacancies tend to be more likely than residential foreclosures. In the case of a vacancy during a recession, the property owner may be forced to sell the property for less than the value in order to keep themselves afloat. These factors contribute to the risk of commercial real estate investment. However, during a boom in the economy, there are many people that want to try their hand at their own business or expand their current business, which opens the door for more tenants for commercial real estate.

One way to invest in commercial real estate without going out and purchasing a property is through something called a REIT (Real Estate Investment Trust). These are traded securities that allow the smaller investor to become a part of a large scale commercial project. Most REITs specialize in certain types of properties such as office buildings or hospitals, which add to their stability. There are several benefits to REITs ? they are traded like stocks, so you can buy and sell them as you wish; the share price will increase in value as the property value increases; shareholders, in many cases, get a share of the rents generated from the property.

REITs have become very popular in the last few years because they are generally a positive investment. REITs are required by law to distribute 90% of their profits as dividends. These dividends are paid to the share holders. REITs also hold some tax benefits that will save you money on April 15.

There are several methods of investing in commercial real estate, and we have just touched on a few. Like anything else, investing in commercial real estate is not for everyone, but with a little knowledge of the situation and good problem solving skills, this type of investment could be the boost that your finances need to get you where you want to be.

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Marker Seven Helps SFOpenHomes Improve User Experience (Business Wire via Yahoo! Finance)

SAN FRANCISCO—-Marker Seven, an award-winning boutique interactive agency, announced that its redesign of the SFOpenHomes Website now makes it easier for homebuyers and agents to find all available property listings in the San Francisco area.

Assessing the Commercial Real Estate Market

There are many important factors that effect the price of commercial real estate, but perhaps few are as important as that of the local job market. Without a strong and growing job market, it?s nearly impossible for an area to support the retail establishments, restaurants and businesses that sustain neighborhoods.

It?s important for any would be commercial real estate investor, whether they specialize in retail, office, industrial, or warehouse properties, to thoroughly research the health of the local job market before making an investment decision. You have to look at the local unemployment rate and compare it to the averages for the state and the nation as a whole. Those areas of the country with lower than average unemployment rates are likely to enjoy future growth, while those with higher than average unemployment may suffer from such associated problems as high crime, long listing times, and depressed lease rates.

Of course, the raw numbers for unemployment don?t tell the whole story. It?s important for would be commercial real estate investors to look not only at unemployment rates, but at income levels, as well. Those neighborhoods with higher than average salary levels should be far better at sustaining the high end shops that often form the backbone of commercial and retail real estate investment.

Further, real estate investors need to make the distinction between local salary levels and levels of disposable income. If the average salary is $100,000 per year, but that person can only afford a 2 bedroom apartment in the local city (think West Los Angeles or Manhattan), these people won?t be shopping at the local high-end fashion boutiques! How much residents have left at the end of each month is a key economic factor in evaluating a neighborhood for commercial real estate activity. This means you have to look at such factors as the local cost of food, rental housing, utilities and other factors that can influence the lifestyle of those in a particular neighborhood.

Fortunately these kinds of statistics are increasingly available and in many cases this information can be found free of charge on the Internet, your local library, or through a good commercial broker. Even if income, unemployment and job growth figures are not available online, chances are good they will be available with only a minimum of effort. Given the importance of this information to real estate investors, it is certainly worth a bit of effort to ferret it out!

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Specialized Newport Beach Real Estate Guide Launched by Stavros Property Group (PRWeb via Yahoo! News)

The Stavros Property Group has decided to take things a step beyond property listings with their Newport Beach real estate guide. This guide includes the obligatory Newport Beach homes for sale, but it also covers what it’s like living in the area, with listings for parks, beaches, schools, neighborhoods, events, dining and more.

Real Estate India, Indian Commercial Real Estate Investors - Property Sales In India

Commercial real estate sector is in boom in India. After liberalization of the economy, Indian real estate business took an upturn in the last fifteen years. With the advent of multinational companies to India to set up base here, especially the IT sector ,the demand for land has risen up and with that the prices have also shot up. Research estimates that Indian Real Estate market is expected to grow from the current USD 14 billion to a USD 102 billion in the next 10 years. ..

The main growth thrust is coming due to favorable demographics, increasing purchasing power, existence of customer friendly banks & housing finance companies, professionalism in real estate and favorable reforms initiated by the government to attract global investors.

In India, the commercial real estate requirement is led by the leaders of the IT industry, this includes the BPO and ITES sectors.

It is estimated that the demand for space by the IT/ITES sector alone is expected to be 150 million sq.ft by 2010.

The demand for land in metro cities like Delhi, Mumbai and Chennai is huge and prices for the same have shot up to huge proportions. These cities are expanding in a huge manner to accommodate the ever demanding requirement for land. For example, Bangalore which is considered as the IT capital of India, is already short of land and is expanding to create something called as Greater Bangalore. This is to dedicate land to the IT and BT (Biotechnology) industries.

The increase in purchasing power has resulted in big retailing companies setting up base in India; as a result there is a mushrooming of retail centers across the country.

The industrial sector is experiencing a huge surge, resulting in increase demand for land. There is a shortage of land in bigger cities, which has resulted in companies setting up bases in smaller cities. These cities are also called as Two-Tier cities.

Indian real estate is experiencing an overall growth in all sectors like IT, BT, Industies, Healthcare etc,apart from this , in urban India, there is a shortage of space in the residential sector by approx 6.7 million housing units. The bigger cities are expanding to accommodate the growing population and as a result there is a huge demand for land.

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10 Tips on Financing Commercial Real Estate

If you are hoping to purchase commercial real estate property, then you are most likely going to need financing in order to do this. That is unless you were born fabulously and independently wealthy. There are certain things that lending institutions expect from those they are getting ready to summarily hand large sums of money to. Hopefully, the following tips will help insure that you get the best possible financing for your commercial real estate investment.

1) Make sure you have all the documents you need and that they are accurate and up to date. You need to have a solid business plan in place with facts, figures, estimates, and forecasts. Lenders are making an investment and taking a huge risk when dealing with commercial real estate. If you don?t have a business plan that indicates that you have put a great amount of time, effort, energy, and thought into your business, they are going to be less than enthusiastic about the prospect of taking that risk.

2) Have money of your own to invest in the property. For most commercial real estate investments you will need a down payment, closing costs, earnest money, and points that may be required. Banks want to share the risk not absorb it. By taking some of the risk upon yourself, you are actually lessening their risks while increasing their confidence in your ability to make good on your debt to them.

3) Have paperwork that shows the solidity of this property as an investment. You need to have your business plan, financial records, forecasts and projections, history of income on the property, and the appraisal of the property when you approach lending institutions. This lets the bank know that you take this venture seriously and that you are organized.

4) Come into the deal with a current appraisal of the property. This can make all the difference in the world. Even if the bank requires you to have another appraisal, it is a good idea to have your own appraisal of the property before you even make an offer on the property. An appraisal will provide you with and unbiased estimate of what the property is truly worth and it will help you determine what kind of risk you are really taking before you?ve put money on the table.

5) You will need financial statements for either yourself or your business. This is a no brainer, but you would be surprised by how many are really shocked when they are asked for this information. Banks are lending you a large sum of money they want to be assured that you are fiscally responsible and somewhat solvent.

6) Have an attorney who specializes in real estate investments go over everything with a fine-toothed comb. You need someone who knows the business and will be an aggressive advocate on your behalf.

7) Be absolutely certain that you can afford to keep your business operating and still make the payments on the business. If you can?t do this, or you aren?t certain of your ability to do so, then either now is not the best time for you, or this is not the right investment for you.

Check with your local small business administration and see what services they have available to first time business investors and/or small business owners. They have a wealth of resources available it would be a shame to miss out on a potential grant or low interest loan simply because you neglected to check with them from the start.

9) Negotiate. You do not have to take the first offer you get. Be an aggressive advocate for yourself and your business. Learn this skill early and it will serve you well in your business.

10) Check out several lenders and go with the one that offers you the best deal. Remember this is a hefty investment and an unfavorable loan could increase the burden greatly.

This is your investment in your future; protect it aggressively. These tips should help you get the financing that is so vitally necessary when purchasing commercial real estate.

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There will be an evaluation of the areas overall real estate market.

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Commercial Real Estate Syndication: Property Selection and Purchase-Part 2

We?ve been discussing the process of assembling groups of investors for the purpose of acquiring income producing commercial real estate. To read the first part of this series, just go to the Investment Property Insider Blog whose URL is listed below and look for “Property Selection and Purchase, Part 1. We?ll assume for the purposes of this article that you?ve selected your target investment property. Now you need to get it into escrow, but with a purchase structure that favors your group investment strategy.

The ideal time period for a group investment purchase is 120 days. This time period breaks down as follows:

Days 1 to 30: Focus on completing your Due Diligence (investigation) on the property, clearing contingencies, and verifying everything stated by the seller.

Day 31 to 45: Here is where you create the Investment Circular and form the LLC that will own the property, by filing the Articles of Organization and the Operating Agreement.

Days 46 to 90: Now you can solicit interest from potential investors. Your goal will be to get completed subscription agreements and monetary contributions from the new members of the LLC by the end of this period.

Days 91 to 120: This is basically a contingency period for you in the event the subscription process takes longer than expected.

As a matter of strategy, you should consider the 90th day as the ?make or break? of your group investment. It is very likely that you won?t be able to keep the escrow open longer than 90 days without putting your deposit at risk (called ?going hard?). So, if it looks like you can?t fully fund your LLC by the 90th day, it?s probably best to unwind the escrow and get your deposit back ? sooner, if possible.

In fact, you?ll probably have quite a bit of pressure to release your deposit sooner than 90 days. What to do? Well, as you continue with your group investment program, you?ll want to line up your investors sooner than indicated above. Realistically, you?ll want to give your ?A-list? of investor candidates notice as soon as you take a property to escrow.

Speaking of escrow, when you open it, you want to write the purchase contract with you, the syndicator, as the borrower. This is for tax reasons. By doing so, you establish your ownership of the property rights. It is by assigning these rights to the LLC before you close that you establish your ownership percentage (whatever you negotiate with your investors) in the property.

To be perfectly safe, you should consider opening two escrows. The first one is for the purchase of the property, as described above. The second is set up to fund the LLC. Its sole purpose is to hold the funds from the members as they subscribe into the group investment. Once it?s fully subscribed and the purchase escrow is ready to close, funds are transferred from the ?funding? escrow to the purchase escrow. The reason to have the second escrow is to protect the investors? funds in the event there are complications with the purchase escrow. The seller?s permission would not be required to release the investors? funds back to them with this structure.

Another option is the ?receipt of third party deposit.? In this process, investors fund their contributions directly to the purchase escrow, but they do so under certain conditions which allow the escrow officer to return the funds in the event the purchase doesn?t close. The LLC (after assignment by the syndicator) and the seller are the parties to the transaction. The investors are third parties whose funds are disbursed according to separate instructions. Check with your escrow provider to see if they will allow third party receipts before opening escrow.

In my next article on this subject, I?ll cover the strategies you need to consider to control a property for a sufficiently long period of time to allow you to actually fund as a group investment.

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Commercial Real Estate: Raising Equity

Those researching the subject of commercial real estate investment are likely to encounter the term ?OPM? on a regular basis. OPM is an acronym for ?Other People?s Money.? I?ve covered this topic in general in an earlier article, but today I want to focus on raising ?equity? for your commercial purchase transactions.

To review, the reason many people are reluctant to invest in commercial real estate is that the property values are often so high that it takes a great deal of money to complete a transaction, even using75% to 80% loan to value commercial loan. Few individuals have the financial resources needed to buy suitable properties for cash, let alone the $1,000,000 or so you would need to purchase even a moderately priced $4,000,000 building. This is where the concept of using other people?s money comes into play. The idea is to pool the funds of like-minded investors to purchase a property and then duplicate the process to build a portfolio.

The difficulties facing most investors are finding the other people with the money and proactively structuring the transaction. Everyone needs to be clear on their role in the transaction, how profits (or losses) are distributed, how results are reported, and how the project ends successfully. The process is not as difficult as it may seem at first and it even has a name: ?Syndication.? Potentially, even commercial real estate syndicators with little or no credit history have access to hundreds of thousands of dollars, all as close as the people they already know. One word of advice here, though: Start making a serious effort to clean up your credit if you are challenged in this manner. You may have to guarantee some loans and you don?t want your credit history to be a stumbling block.

Before you start telling everyone you know that you are raising money for a commercial real estate investment, there are some things you need to know and that you?ll likely have to research:

First, you need to understand investment entities, such as Limited Liability Companies. You need to know how they are formed, operated, taxed, and unwound because they will be your primary investment vehicle. They also establish who is responsible for what actions through the life of the investment.

Second, you need to learn about and understand a document called a ?Private Placement Memorandum.? It has other names like ?Investment Circular,? ?Investment Disclosure,? etc. This is the document that discloses all of the potential risks inherent in your proposed investment. You need to be extremely thorough in discussing those risks because should something go wrong with the investment and you don?t cover it here, you could be subject to a lawsuit. One key aspect of this part of the process is having a good attorney working for you with experience in these types of transactions.

Third, you need to have good analysis and presentation skills. You should know the ins and outs of spreadsheets (or know someone who does) so that you can dissect a transaction completely and put together a good case for making the investment to your potential investor partners.

Fourth, you need to find the investors. Start with busy, successful people whom you know, who have more money than time: Your doctor, dentist, psychologist, veterinarian, accountant (who is really good for knowing OTHER busy, successful people with more money than time), attorney, dry cleaner, golf pro, etc. You?d also be surprised how many people you know who have I.R.A.?s or 401k plans full of under-performing money who are looking for a good investment vehicle. You can advertise for investors, but be VERY careful before doing this. You MUST talk to your attorney about local securities laws and how they affect what you say and to whom you say it. You want calls from investors, not regulatory agencies!

The process of raising commercial real estate investment equity isn?t rocket science, but it does involve some study and the help of some knowledgeable professionals. Take your time to do it right and you?ll be making more money (your own, this time) than you thought possible.

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Can Commercial Real Estate Be Risky?

Real estate investors often hear stories of how profitable commercial real estate can be.

These success stories paint the picture that investing in commercial real estate is a goldmine just waiting to be discovered. In some ways, investing in commercial real estate can be considered as just that.

Many people are not aware of the profits that can be made through investing in commercial real estate. Similarly, they are also unaware of the amount of work that is involved with commercial real estate investing.

Certainly those people who have been successful in investing in commercial real estate are not trying to lead sheep to slaughter by making it seem that the process is all glitter. Rather, these people have worked in the area so long they know how to work around the possible pitfalls involved with investing in commercial real estate.

If you are thinking about getting involved with commercial real estate investing you might wonder if everything is as easy as it may first seem. There is no simple answer to this question. Rather, it is good to know the bad side in addition to the good side so that you can make an informed decision about investing in commercial real estate.

As you may have already discovered, commercial real estate is very much different from residential real estate. With commercial real estate, there are many subcategories in which you can choose to become involved.

When some people first begin investing in commercial real estate they make one of two mistakes. Either they begin working in an area of the market that they are unfamiliar with or they try to work with too many parts of the market. Since there is more than one category of commercial real estate, it is best to pick one of those categories to specialize in.

This way you spend your time getting better at just one aspect of commercial real estate rather than becoming the ?jack of all? trades in the market.

Another thing that could be considered a disadvantage to investing in commercial real estate is that you must be very detailed oriented. One of the biggest mistakes that investors make in this market is contract oversight.

There are many different negotiable terms in a commercial real estate contract. If you fail to close the loop on any of these terms you could find yourself in a situation where the person on the other end of the deal has the upper hand. You want to avoid this situation at all costs.

Having an attorney read over your contracts is a good practice to make sure the contract is in your best interest.

When investing in commercial real estate, exit strategies are a must. Because of the nature of commercial real estate, there is a greater chance that something could go wrong.

For example, a buyer could back out of the deal at the last minute. It happens frequently in the commercial real estate business. Always have a contingency plan in the event that things do not go according to plan. The last thing you want is a commercial property that you can?t sell.

Indeed, there are some advantages to investing in commercial real estate. However, disadvantages exist as well. It is best to know both sides of the story so that you don?t find out when it?s too late.

About the Author:

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There’s no better eating than barbecue chicken served hot off the grill. Watch the BBQ Pit Boys show you how easy it is to make a classic chicken marinade and mopping sauce and then use it to grill up some real tasty and juicy chicken. They also demonstrate the technique called the "indirect grilling method" for this old-time barbecue chicken recipe.

Insurance and Commercial Real Estate

One of the least considered, but perhaps most important aspects of successful real estate investment is insurance against losses. Even though the market for residential real estate has begun to cool, commercial real estate investment opportunities abound. Commercial properties have additional risks that need to be mitigated and in today?s litigious society, it is important for investors to take the steps necessary to protect themselves and their investments.

As the housing market begins to cool off, the investment risk of real estate has increased somewhat. Residential and commercial real estate investors can no longer rely on a continually increasing market to bail them out of mediocre or bad purchases. The only real insurance you have here is to study investment analysis further and to really check your market before committing funds to a transaction.

There are other risks in commercial real estate that you can mitigate through third party insurance policies. The most common form is title insurance. Most real estate professionals recommend that buyers obtain title insurance on any property they purchase and if a loan is involved, the lender will make it a condition of obtaining the loan. The purpose of title insurance is to protect the buyer in the event that problems are found with the title after the close. Even though all sales of real estate include a title search, it is a good idea for the buyer to purchase separate title insurance as an extra measure of protection against mistakes in the search. This extra insurance will help protect the buyer in the event of any undiscovered liens, disputes over property lines, or other matters affecting title.

Another common, but important form of insurance for investment property is liability insurance. This provides the investor protection from liability in the event an individual is injured while on the property. It is all too common for individual property owners to be sued for seemingly frivolous reasons, so it is vital for all property owners to carry a sufficient amount of liability insurance to protect themselves and their personal assets. It may also help to have your insurance professional ?walk? the property with you to point out potential hazards before they become law suits.

Hazard insurance provides protection in the event of damage from fire, accidents, theft, and vandalism. Depending upon where you live, you might want to look into adding protection from storms and natural disasters. All owners of real estate should have this insurance and again, if a loan is involved, the lender will require you to purchase it and name them as an additional insured.

Environmental insurance is a new form of risk management that is gaining in popularity with lenders. Instead of performing Phase 1 and Phase 2 environmental studies, more lenders are opting for insurance against this type of loss. Because lender liability is limited in current law, the focus is on paying the outstanding loan balance or the cost of clean up, whichever is less. A word of caution here: Make the lender get the insurance (you?ll still have to pay for it) ? it?s not your job to understand the intricacies of environmental pollution and its risks.

In addition to these basic forms of real estate insurance there are other types of coverage that you may wish to consider. For instance, those properties located in or near flood zones may wish to purchase flood insurance, while those in earthquake prone regions may want to consider the purchase of additional earthquake insurance. And in the wake of 9/11, there is even the opportunity to purchase terrorism insurance!

In the final analysis, each real estate investor has to look at his or her own level of risk tolerance and what might actually affect the real estate investment. From there, with the help of an experienced commercial hazard insurance broker, you can then purchase the right mix of insurance needed to adequately address and mitigate those risks.

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For Agents And Brokers: Simple Guide To Selling Your Commercial Real Estate

If you are just starting out as a real estate agent, it can be difficult to get started selling commercial real estate. However, commercial real estate is the big money maker in the real estate business. Since commercial real estate has become quite popular since it is such a money maker, it can be difficult and expensive to get started in this type of real estate. There are, however, a variety of ways that you can get started and start getting more commercial real estate deals if you are willing to do a little work.

Online Free Ads
One great way that you can get started in selling commercial real estate as an agent is to use inexpensive methods of advertisement. One great way to get the word out there about the property you are trying to sell is to use free online ads. There are a variety of different websites that are available for you to post classified ads on that list a property, or even multiple properties for sale, and the great thing is, you will not have to pay a penny. Not only is this a cheap way of exposure, but it is also a quick way to get your property noticed. Many times, your ad will be seen quicker when you put it on the web and by many more people. Local newspapers take more time and money to get you the exposure and only reach a local group of people, while advertising with free online ads can get your world wide exposure and help you sell the commercial property.

Free Real Estate Publications
Another way that newer real estate agents can get their commercial properties noticed is to advertise them in free local real estate publications. Whether it is a publication specifically for real estate or a publication that only includes real estate, this is a great way to advertise your property for free. This is an excellent way to gain local exposure, not only for the commercial property you are trying to sell, but also for you as an agent. Make sure that you continue to run ads for your property in these types of publications. Even though at first you may not see results, remember that many times it takes awhile for commercial real estate to sell, but perseverance can lead to a large pay off when you finally sell the property.

Quality Signs
If you are trying to sell a commercial property, especially one that is near a well traveled road, you may want to invest in a quality sign to advertise the commercial property. A small unprofessional sign may not attract any attention at all, but a larger sign that is well crafted and attractive can get the attention of many people who are driving by. You never know who may drive by the property and see your sign. While it will take a bit of money to get a great sign, it will be worth the money that you spend to get your property noticed. One never knows when a local business will need a new site, or someone with money to invest will be looking for an opportunity, and your sign will make sure that they will see your property when they drive by, which may lead to a sale.

Establish Business Connections
As a new real estate agent, one of the best things that you can do is to start establishing business connections with a variety of different people. Speak with other real estate agents that are successful in selling commercial real estate and learn from their mistakes and their successes. Also try to get involved with local business people and know the market that you are trying to sell in. Often, if you can get the word out that you have a great piece of commercial property, it may spread to the right business people that will want to check it out. A great deal of being successful in the commercial real estate market has to do with the connections that you have, so work on making various business connections.

Find Your Own Leads
Even if you are working in a broker?s office, you should not expect the leads to be coming your way within the office. More than likely any leads within the office will be given to someone with more experience in commercial real estate until you have proven yourself to excel in this field. You will have to take the initiative to get the job done, and it is possible with a great deal of hard work. Check out the Chamber of Commerce in your area and find out who the business people are. You may also want to attend local zoning meetings where you will meet prospective investors who are looking for great properties. Even hitting up your local golf courses can help you make friends with local business people who may be prospective clients.

While it may be difficult to get started as an agent in commercial real estate, it is definitely possible if you are willing to work hard. Using the internet to advertise as well as free local publications can get the word out quickly and inexpensively so you will save money and get a broader base of exposure for what you are selling. Signs will also provide great exposure and show that you are serious about the commercial real estate business. Also important is making the right contacts and finding your own leads so you can excel in this business and prove to be a great commercial real estate agent. There is a great deal of money to be made in the commercial real estate industry, and hard work, dedication, and patience on your part can help you become successful.

About the Author:

Tony Seruga, Yolanda Seruga and Yolanda Bishop of http://www.maverickrei.com specialize in commercial and investment real estate. As of May, 2006, they and their partners are managing over $600 million dollars worth of new projects.

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Untold Facts About The Commercial Real Estate Loans

Looking for buying a property? Getting short of money? Avail commercial bridging loans that look after all your financial shortage while you go for buying real estate.

Commercial real estate loans come handy if you want to buy a property of any of your purposes like for business use, agricultural use, development of resorts, recreational center, motels, shopping centers etc.
Commercial real estate loans bridge in the necessary finance needed by you to own a property or real estate.

The loan amount generally approved as commercial real estate loans depends upon the borrower?s repayment ability, income status, credit history etc. Commercial real estate loans are generally secured by collateral. The borrower is required to keep in his assets against the loan amount. Since the borrower keeps his assets as collaterals the interest rates charged on the loan amount is low.
The usual repayment tenure for commercial real estate loans is large and the borrower can repay back in easy monthly installments. However the exact interest rate may vary according to the lenders policies. However the loan amount borrowered should be properly calculated so that the borrower does not borrow an amount that he has difficult in repaying.

Commercial real estate loans can be availed online. The borrower just needs to fill in a simple online application form and apply for different quotes. Many private as well as governmental institutions provide commercial real estate loans. Online one has a range of choices for commercial real estate loans. The borrower needs to do some research to find out the best suited deal out of the lot. Many real estate agents are available in the market which can help you get what you desire for that to on most reasonable rates.

Now you do not need to worry about any financial problem involving real estate. Commercial real estate loans helps in overcoming all your financial difficulties by providing the necessary finance you may require.

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Commercial Real Estate Expert Knowledge On Holding And Closing Costs

When investing in commercial real estate, investors have to consider the projected costs surrounding their investment. A savvy investor must have a working knowledge of what the closing and holding costs for the property will be prior to committing themselves to the investment. Working on the purchase price, and the market selling price is simply not enough to make an informed decision on whether a property will be a sound investment.

Holding Costs
When real estate investors purchase property, their main goal is to sell the property for a profit. But during this process, the investor must take into consideration the amount of money they will need to pay out before the investment is re-sold. Holding costs are also known as carrying costs. When calculating the holding costs, investors must include the purchase price, and deduct operating income to come to an estimated figure.

Holding costs must be carefully considered when factored into an investment. Without calculating this cost, an uninformed investor could be faced with a disastrous situation. All to often, new investors only factor the purchase price, and the resale market value into their calculations. The result can be disastrous to the estimated profit margin if the investor must produce a further sum for their holding costs.

An example of such a situation is buying a property for $200,000 with an estimated resale value of $280,000. At this stage, the property would seem to be a sound investment with a very generous profit margin. But if the holding costs of the particular property over a six month period were to come to $90,000, it could mean severe loss to the investor, rather than a generous profit.

Estimating Holding Costs
Investors must pay close attention to their estimated carrying costs before investing in a property. These include costs such as operating expenses, mortgage payments, capital improvements, as well as the selling costs of the property.

The best way to factor these costs before purchasing an investment property is to analyze the associated carrying costs over a six-month period by taking the sale price, and then deducting associated costs such as
? Purchase closing costs,
? Clean up and decoration of the property,
? Mortgage repayments,
? Taxes,
? Insurances
? Resale broker commissions,
? Resale closing costs

Take the purchase price, plus the carrying costs, and the total of the two should be deducted from the re-sale price of the property in order to get an estimation of the profit margin.

Knowing what to expect from holding costs should be one of a real-estate investor’s main priorities when looking for a profitable investment. While these costs are important to factor, the savvy investor will always be able to creatively come up with solutions to decrease costs, or find ways to make an extra income from the property to make it more profitable.

Closing Costs
Closing costs are an estimate of the projected cost once the property has been resold. These costs are often calculated by things such as the lenders experience with the real estate industry, and the area being invested in. The closing costs are only an estimation, which can mean that they will change over the term of the loan.

The lender has no control over how much the attorney or title company will charge for their expenses, but as a rule of thumb, investors should be able to rely on the final estimated expenses to be close to the estimations given in their good faith estimation from the lender.

The closing cost figures, as far as the lender is concerned, should be especially accurate, although in a situation where there are significant changes in the loan program, or the borrower’s qualifications, the closing costs could be inflated.

No Closing Costs
While closing costs are essential to factor into an investment, there are options available to remove some of the associated closing costs for investors. However, it is important to note that even with advertised no closing costs, there will always be costs, such as attorney fees, insurance, local municipality, and title company, that must be paid.

The no closing cost programs offered by lenders are an option that applies to things such as application, appraisal, credit reporting, processing, underwriting, origination, and discount points. These costs only factor into about a third of the total closing costs of a property. Even with a no closing cost option, investors may still be required to pay other closing costs, such as title insurance, attorney fees and county recording fees.

About the Author:

Tony Seruga, Yolanda Seruga and Yolanda Bishop of http://www.maverickrei.com specialize in commercial and investment real estate. As of May, 2006, they and their partners are managing over $600 million dollars worth of new projects.

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Simple Steps to Building a Buyer’s List - Commercial Real Estate

When you are in the business of rehabbing or wholesaling real estate a buyer’s list can be your best friend. There are many ways to go about obtaining a buyer’s list such as buying one from a host of companies. However, nothing can compare to building your own list for many different reasons.

When you build your own buyer’s list, you know for sure who the people are on your list. In other words, you are not simply buying names, having no real idea if the people listed are actually interested in purchasing wholesale or rehab real estate. For that matter, you have no idea if these people are actually interested in purchasing real estate from your area. Buying a list is never a good idea as a whole.

Building your own list gives you many advantages. The people listed on your buyers list have actually given you their information personally. They have expressed an interest in buying real estate from you and what is more, they have expressed an interest in buying real estate in the area in which you offer it.

Another advantage of a buyer’s list is that it allows you to target specific areas of interest. You may have more investors looking to buy real estate on one side of town than they are on the other. Buy building a buyer’s list you have the opportunity to get a good grasp on what your buyers want and where they want it, allowing you to make the appropriate decisions on your investment. With a buyer’s list you have a better chance at selling and getting a return profit. The real estate sells quickly, in most cases, and the profit starts rolling in, if you have done your homework, research, and built a reliable buyer’s list.

With that being said, here are some steps you can take to build your own buyer’s list, without even having any property on hand at the start.

Advertisement ? Your local newspaper is the best place to start. The key is to make it realistic and eye catching. You have to stand out, but you also want the prescreening of potential buyer’s to take place through the advertisement. In other words, you want to include the types of property you intend to sell, good credit required, and serious buyer’s only. You could also stretch things a little and say you currently have 16 or 17 properties. This is ok, because you are building your list.

Provide your telephone number and maybe even an incentive for their purchase, such as a free product or something similar. Be sure to identify that you are advertising to investors.

Clubs - Another great way to build your buyers list is to join real estate investment clubs. These clubs hold meetings on a monthly basis and generally are brimming with interested, potential investors. One thing you need to take note of is that you must cater to your potential buyers. Many people buy property with hopes of selling it, then look for a buyer. In other words, they are looking for a buyer for that property. It should be the other way around, you should have a buyer, then find the property based on what they are looking for.

Keep It Fresh ? You want to make sure that your buyer’s list holds only fresh names, telephone numbers, and other information. You want to have variety as well, keep names of investors on the list that are interested in various types of properties, this will help ensure that you always have options.

Make sure you take names off the list, as they are no longer interested, leave the investing business, or move out of your area. This is an important aspect of your buyer’s list, if you do not update it, you may find that you run out of investors or buyers and create unhappy people at the same time, which could hurt your business.

Information ? The information contained on your buyers list should include the following:

? Buyer’s Name

? Buyer’s Telephone Number

? Buyer’s Fax Number

? Buyer’s Email Address

? Buyer’s Area of Preference

? Cash Closing (yes or no)

? Permission to contact with future deals

? Permission to fax or email

? Price Range for Property

? Types of Property Preferences

Once you have this information, it is important to keep it in a safe spot, where you can easily access it, such as Excel or Microsoft Word. Keeping everything at hand and organized is the best way to maximize your use of the buyer’s list. Having it stored digitally in a database will help you keep the buyer’s list fresh and new. You can easily add and remove names as necessary, giving you the most up-to-date buyer’s list possible.

Success in commercial real estate selling is dependent upon buyers and interested buyers at that. Your buyer’s list will help you build a successful empire and keep the profits rolling in at the same time.

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How Escrows and Title Insurance Protect Your Assets in a Commercial Real Estate Deal

Risk- the one word that is directly related to the commercial real estate industry. With the element of ?buyer beware,? the fact that the purchaser is completely responsible for the facts of a property before agreeing to a contract. There are so many opportunities for something to go wrong; you must rely on commercial real estate professionals and companies to look out for your best interest and the interest of your investments.

When entering into a contract, and closing a deal, your assets and future profits are at stake, especially if any of the information you and your team has gathered is erroneous. With the use of escrow companies, lawyers and title insurance, your dealings can go smoothly and the property can follow through with the original strategy that you attend for the property.

Escrows are simply an arrangement where a third party holds the necessary documents, funds, or other properties to be transferred between two parties. The third party does not transfer anything until they are instructed to do so by each party and they have the necessary documentation stating that each party is in agreement with terms and everything is set for escrow to be closed- or the properties transferred from one party to the other.

In a commercial real estate transaction, the third party can hold documents from the buyer, the seller, and funds from the commercial lender. When the parties are in agreement, the escrow agents simply make sure that all items are distributed properly and into the correct hands. This saves the buyer, seller or lender from having to worry that one of the parties will not transfer the funds or other documents. Every party is protected because the proper forms are in the hands of the escrow agents with no personal investment in the deal. Every party can count on receiving the properties that were previously agreed upon in the contract.

If there is no escrow, there is room for a dishonest buyer or seller to either not transfer the proper documents or funds and get away or have some excuse as to why he or she is not delivering what was promised on the previous contract. Or perhaps they could show an overlooked conditional clause that allows them to alter from the stated claim and agreement.

Escrows can be companies within themselves, lawyers or title companies. Some investor have companies or people that they work with all the time, and they insist on using those people or companies because they know they have no personal interest in the deals. There can be fraud that occurs where an escrow company or agent secretly has interest in the deal and can play the deal in the person?s favor- with the buyer or the seller, whomever they are working with.

Always be sure to check the references of the escrow company or agent before agreeing upon a third party. For those people who will only use their company, make sure the company is reputable before conducting business.

Title companies are companies that specialize in researching public records to determine the status of a title to a specific property. The purchaser must find out if there are any liens or encumbrances on the property before purchase so the matter can be resolved before purchase by the seller.

Entire reports can be made regarding title of real property transactions which is used to issue title insurance. A title report is pulled at the beginning of escrow so the buyer can see the full status of the title of the property. This first or preliminary report then becomes a final report when title insurance has been issued. Title insurance protects the buyer from wrong information. The title company does not guarantee or otherwise have a law that surrounds the fact that their information on the title report was not accurate.

Title insurance is not necessary. The parties may choose to forego the insurance (which it is customary for the seller to pay) and incur the risk of the transfer of the property. This is not recommended for those who do not know each other well or have full trust in all parties involved.

If you seek longevity in the commercial real estate industry, protect your interests and your assets by the use of professionals. It is imperative that you rely on these professionals to makes sure all your intentions and dealings come through exactly as planned.

You can make this as secure as possible with every deal so your profits are maximized and there are no surprises down the road.

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Commercial Real Estate Loan Strategies - The Value of Using Stated Income

The use of “Stated Income” (no tax returns and no income verification) commercial loans is a critical strategy to avoid several commercial mortgage loan problems. For example, many borrowers will simply not qualify for a commercial real estate loan if tax returns are used due to high business expenses (and low net income). This article will describe what differentiates a Stated Income business loan from a conventional or traditional business loan.

Very few traditional banks use Stated Income for a commercial real estate loan. Many/most commercial lenders will perform a thorough income verification as part of their underwriting process. Most non-traditional commercial lenders do not require tax returns or any income verification for a Stated Income commercial loan. Traditional bank commercial loan underwriting conditions will typically include copies of tax returns as well as a requirement to sign IRS Form 4506 which authorizes the lender to obtain tax returns directly from the IRS. Some lenders require this form in addition to current tax returns. The more devious use of this form is when lenders make a point of not requiring tax returns but separately ask the commercial borrower to sign this form. The most common explanation in asking for this form will involve the words “routine request”. This will usually occur just before the final closing and be further characterized as “one final small detail”. In reality IRS Form 4506 is neither “routine” nor a “small detail”. The use of this form is a lending practice that can have a potentially detrimental impact on a commercial borrower’s financial interests. In contrast, for most non-traditional commercial lenders, IRS Form 4506 is not required for their Stated Income business loans.

The value of using Stated Income does not end when the commercial loan closes. Many/most traditional banks require income verification/audits even after the commercial real estate loan closes. Most commercial borrowers won’t believe this until it happens, but many traditional commercial loans will have covenants stipulating that the lender must receive financial data even after the loan closing and that the loan can be recalled (forcing the commercial borrower to pay the bank back early) if the audit of this data is not satisfactory to the lender. Most non-traditional commercial lenders do not verify income either before or after the Stated Income commercial loan closes.

I have prepared a Special Report entitled “The Top 5 Reasons that Banks Decline Business Loan Applications and the Top 5 Strategies for Converting a Declined Loan into an Approved Loan”. One of those five reasons is that loan underwriters find something on a tax return that disqualifies a borrower under the bank’s lending guidelines. This “something” will frequently be insufficient net income, but when loan underwriters look at tax returns, there are many other possibilities which produce a similar result. If the commercial borrower is applying for a Stated Income business loan, this situation will not occur because tax returns will not be included in the commercial loan underwriting process.

Many commercial borrowers should be interested in strategies for preventing a lender from obtaining their tax returns directly from the IRS or preventing a lender from forcing a long-term loan to be repaid early. Stated Income commercial real estate loans provide a viable commercial financing strategy to alleviate concerns about these issues. Stated Income business loans are no longer just a strategy to help a commercial borrower that could not obtain a commercial loan any other way. Stated Income commercial loans are now increasingly viewed as a a vital method to protect the commercial real estate borrower’s overall financial interests, both before and after the loan has closed.

Copyright 2005-2006 AEX Commercial Financing Group, LLC. All Rights Reserved.

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Lenders don’t wish to be stuck with home that is not valued at what you expect to pay for it, thus the appraisal should be completed before the financial institution will authorize the loan.

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Buy Property at Low Cost Finance on Commercial Real Estate Loan

Buying a property for commercial use requires huge funding. Even if one has enough sources to finance the project, one would like to save the money for further investments in the property and instead take a loan. Commercial real estate loan is especially meant for issuing a loan for buying a property for its commercial use.

Which property is mostly preferred by the lenders? Usually a property having the capacity to generate substantial income or the property having prospects of earning good income is preferred over any other property for offering commercial real estate loan. So before applying make sure the property you intend to buy has potential for assuring profits. Such a property makes commercial real estate loan taking a lot easier.

Commercial real estate loan requires a collateral as huge finance is at stake for the lender. Usually the property to be bought is placed as collateral. The deal papers of the commercial papers are taken in possession by the lender only to be returned when the loan is completely paid off. This means the borrower should always be cautious in timely repayment of loan installments as otherwise lender will repossess the property for recovering the loaned amount.

Lenders provide commercial real estate loan anywhere in the range of ?100000 to ?300000. Greater amount also can be availed depending on the type of the property and repayment capacity of the borrower. Because the loan is fully secured by the commercial property, lenders offer lower interest rate which can be further reduced on comparing different lenders.

There is a larger repayment term ranging from 10 to 30 years for commercial real estate loan. This larger duration enables in spreading the loan installments and monthly installments get reduced for the convenience of the borrower.

Make sure that you have taken into account the feasibility of the commercial property you intend to buy. You should keep your documents ready in case the lender asks for them. Also remember that the commercial property may take time to generate income. So by that time you must have enough money to pay off the loan installments as the loan would be used in buying the property. You may have to make a down payment of 20 percent of the commercial property value. Lender may ask you to give tax records of the commercial property for assuring that investment in the property is safe for the lender and for borrower as well. Bad credit is no impediment in offering commercial real estate loan as the loan is fully secured.

You should search for the suitable commercial real estate lender extensible on internet before settling for a loan deal. Look for the interest rate and apply to the lender offering lower rate. Online lenders process and approve the loan faster so prefer applying to them.

About the Author

Tim Kelly is an expert in finance having completed her LLM in Finance (Master of Laws in Finance) from Institute for Law and Finance at Frankfurt University. To find Commercial real estate loan, Commercial small real estate loan, Commercial construction real estate loan, Refinance commercial real estate loan in UK that best site’s you need visit http://www.commercialrealestateloan.co.uk

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