REALESTATEFLI      I

ACOMPREHENSIVEGUIDEALLABOUTREALESTATEFLIPPING

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TableofContent

Introductory      4

Chapter1:FlippingHousesforFastRealEstateProfit      6

Chapter2:FlippingHousesforFun andProfit      8

Chapter3:BenefitsofFlippingRealEstate      10

Chapter4:ChoosingYourRealEstateAppraiser      12

Chapter5:ThingstoAvoidWhenFlippingRealEstate      14

Chapter6:TipsForSellingYourHome      17

Chapter7:DetermineTheListingPrice      19

Chapter8:CommonRisksFacedbyPropertyFlippers      21

Introductory

Alotofpeoplethesedaysarepreachingaboutthebuyingand holding method of gaining wealth with real estate.

There indeed may come a time in your life or business when you’ll want to hangontoapieceofproperty,althoughyou’llonlybeinterestedinkeeping certain types of property.If you’re just starting out, flipping a house may be an ideal way to get started.

Basically,therearethreewaysthatyoucanflipahouse,althougheachone has its own terms, motivation, and type of property. The first method is known as retailing. What this means, is that you buy a house in bad shape, do the repairs to fix it up, then turn around and sell it.

Thereareavarietyofhousesinneedofrepairsoutthere,andseveralways thatyoucanquickly flipahouseto netprofit.Allyouneed toknoware the techniques that will get you the most money in the least amount of time.

The second way you can flip a house is though wholesaling.Wholesaling involvesfindingahomeforsalethenflippingittoaninvestor forafast,yet small profit.

To do this, you’ll need to know the real estate investors in your area, the typesofhomesthatflipthebest,andhowtofundyourpropertysoyoucan flip it to them.If you live in a big area or a city, you’ll find that using the wholesaling method of flipping houses is actually easier to accomplish.

Thethirdwaytoflipahouseisbyassigningthepurchase.Usingthis

method,you’llcommittobuythehouse.Insteadofclosingthedeal

yourself, you’ll assign it to a real estate investor - of course for a small fee. Theinvestorwilltakethecontractoverandclosethepurchasethemselves- flipping the house.

Thiscanbeveryprofitable,especiallyifyouinvestintherighthome.You don’t need to have your contract worded any special way to be legal, although you will need to determine the assignment fee.

Ifyou’relookingtobreakintotherealestatemarketandmakebigbucks, you’ll need to learn all about flipping houses.Flipping houses is very profitable,especiallyonceyouhavelearnedthebasics.The firstandthird methods are the best, although they will both take quite a bit of work on your part.

Restoring homes isn’t easy, and you’ll need to have a team qualified to handle any repairs.Assigning the purchase may be difficult when you first start out, although it will get easier with time.If you stay at it and do your besttomakeaprofit-you’llbeanexpertatflippinghomesinnotimeatall.

Chapter1:FlippingHousesforFastReal Estate Profit

Oneoftherisingstarswhenitcomestorealestateinvestmentis known as 'flipping' properties.

This works by buying properties that are in need of either minor cosmetic repairs or in need of serious renovations, doing the work, and selling the homeforamuchgreaterprice.Intheorythisbringsinasignificantamount of profit in a rather small amount of time.

This is the case for many who attempt to flip properties but it takes a little morethantheideainordertomaketheprocesswork.Forthisreason,there are many who end up sacrificing profit or losing money in the process when plans aren't well conceived.

If you are considering a future in real estate investing, this is one of the quickest ways in which investors can turn a profit. It is also a method for bringing in high profit in a short amount of time. Unfortunately, this once closely guarded secret has gained some degree of infamy and there is fierce competitionfortheundervaluedpropertiesonthemarketasmoreandmore would be investors decide to throw their hats into the collective ring.

Ifyouareconsideringrealestateinvestmentsingeneralandhouseflipping in particular there are some things you should keep in mind.

1) Treat this as a business rather than a hobby. Far too many investors do not take their investments seriously. This is a mistake because in this businesstimeismoneyandeverymonththatthehouseisn'tsoldisamonth that the house is costing you money. Create a plan, make a schedule, and stick to them both.

2) Remember that this is a business. You are not investing in properties to make friends or seem nice. You are in this business to turn a profit. You cannotbetimidaboutmakinglowoffers.Theabilitytobuylowandsellhigh is the lifeblood of this particular business.

This means that you are quite likely going to hurt feelings and make people angry (because they often place emotional prices to their homes that are simply not economically feasible). If you cannot deal with this reality then you are going to have some degree of difficulty gaining the high profits you areseeking.Niceguysfinishlastandyoucan'treallyaffordtodothatinthis line of work.

3) Payattentiontothemarket.Thisisvitallyimportant.Many'flippers'lost theirshirtsin therecentnearcollapseofthehousingmarketaroundtheU.

S.Thetruthofthe matteris that theindicatorshavebeenbuildingforyears. Incitieswheretherewasonceashortageofviablehousingoptions thereare currently surpluses.

This does not drive the value of properties down so much as it brings them backtotheirpropervalues.Investorsthatwerecountingonanabilitytosell above the actual value of the property were left holding the bag (or rather notes) on these properties for quite some time until they could be sold.

Somenevermanagedtosellthesepropertiesandwereleftdealingwiththe expense in addition to the costs of the upgrades.

Donotbuyinaninflatedmarketifitcanbeavoidedunlessitisduringthe very beginning of the inflation (before property developers have the opportunity to create a surplus).

4) Donotallowittobecomepersonal.Fartoomanyfirst-timehouseflippers decide to create a work of art rather than a business investment. It is tempting when making cosmetic and structural repairs to go ahead and create a dream home.

The problem with this is that depending on the particular market you are unlikely to recoup the costs involved in doing so. The goal is to invest little andprofitlarge.Granitecountertopsarelovelybutnotatallnecessaryina neighborhood filled with those of humble means. Cater to the tastes and budgets of your target market rather than your personal tastes.

Despite the risks involved in flipping houses as a real estate investment thereisnodenyingthatfortuneshave beenmadedoingjustthat.Evenin the current housing market there is a great deal of promise available to those who can do the work quickly and inexpensively. People still want to buytheselovelyhomesratherthanbuyingahomethatneedstobemade over after the price of purchasing.

Chapter2:FlippingHousesforFunandProfit

For those of you who watch on the edges of your seats week after weekaspeopleoncabletelevisionseektosuccessfullyturnalump of coal of a house into a diamond that is suitable for kings and queensofthemiddleclassto callhome it isquite possible that you have considered 'flipping' a home of your own.

Thisisagreatwaytomakeanicetidyprofitinrealestateratherquicklyif proper planning and attention to detail is made in the process.

Believeitornot,whendonecorrectlyandwithinreasonabletimeandbudget constraints, projects such as this can be a great challenge that is also a ton of fun. First of all, the average citizen isn't allowed to play with power tools on a regular basis and Tim Allen has taught us exactly how fun power tools can be.

Keepinmind that he hasalso taughtus just howdangeroustheycan be as well.Thepointisthatitisoftenfun tolearnnewthingsandformanyofus, working with power tools is a new thing. For those experienced with power tools, there are still likely to be some fun new things on the horizon when doing a real estate flip.

Evenifpowertoolsaren'texactlyyourcupoftea,perhapsyouhavealways wanted to try your hand at creating a color scheme or a trial run at renovating a kitchen or bathroom. Beyond a great way to have fun while turning a profit, a house flip can be a great practice session for changes you'd like to make within your own home.

Most of us learn best by making mistakes. Isn't it best to make mistakes withFormicaorCorian(r)ratherthanthegranitecountertopswe'dpreferin our own kitchens and baths?

Thisalsogivesyoutheopportunitytoseehowthingsyouareconsideringfor yourhomelookinotherhomesbeforeincorporating themintoyourhome.If you are considering a certain type of laminate flooring, try it in a house that you are flipping. This is the ultimate opportunity to use trial and error when

making design and décor plans for your own home. Even better is the fact thatyoucanbeworkingtowardsaprofitasyoudojustthatandIpersonally do not know of anyone that does not appreciate a nice hefty bit of profit every now and then.

Another fun thing about flipping real estate is that you often get the opportunity to work with the people you love. This is a great opportunity to getfriendsandfamilyinvolvedintheprocessofcreatinga masterpieceright by your side.

The price for their time and labor is often some good music, a tasty pizza, andacoupleofcoldsodas(orbeersprovidedtheworkisdonefortheday and everyone is walking home of course).

Evenchildrencanbeofsomehelpintheseprojectsthoughyouwanttobe very careful that they aren't too much help with power tools and paintbrushes. Typically have older children help with landscaping projects and find someone to care for younger children (the tools, fumes, and temptations for small children simply may prove too risky to be practical).

Chapter3:BenefitsofFlippingRealEstate

Theobviousbenefitandsought-afterbenefitofflippingrealestateis the profit.

This is one incredibly tangible benefit, particularly when the profits are large and quick to come your way. Of course, there are risks. Most ventures that offerhighprofitalsocomewithahighdegreeofrisk.Money,however,isnot the only benefit that can be associated with flipping real estate though it is certainly the one on most investors' minds when they get into this line ofwork.

Let'stalkprofitfirst.Profitistheonereasonthatmostpeoplegetintothis business.Thedaysarelongandtheworkishard.Thisisdefinitely notthe type of work one would ordinarily undertake for the simple love of getting one's hands dirty.

Thisisrealworkthatleavesyoubonewearyattheendoftheday.However, when all the work is done and you get around to making the sell, you will find that the profit involved in a successful flip is well worth the effort you've put into the process.

The good news is that the savvy investor can still manage to make money even when the situation may not work out quite as planned. This is yet another benefit to flipping real estate. If the flip doesn't work out, there is alwaystheoptionofleasingtoownthepropertyorrentingthepropertyout.

The profits in these situations are considerable less than a straight out flip but it can prevent financial ruin that is often the risk of a flip gone wrong. Thefactthatthereareoptionsandthatyouaren'tnecessarilyleftruinedat the end of a bad flip is definitely a benefit. There aren't many types of investments that allow you the option to save yourself the way real estatedoes.

One of the intangible benefits of flipping houses is that you are in essence workingfor yourself.Inother words,youdo nothave to punchatime clock orworryaboutovertime(atleastnotonyourpart).This canbeabadthing

tooifyoulackthedisciplinerequiredtogetthejobdone.However,mostof us will view this is a huge check in the pros column when deciding whether or not to take the plunge into the wonderful and frightening world of real estate investing.

Eventhoughthisisabusinessthatrequiresalotofworkinordertoturnan attractive profit there is some satisfaction at the end of the day involved in knowing that you are working for yourself and not to make someone else wealthy or in order to punch a time clock.

Thatfeelingofsatisfactionisonethatyoushouldhangontowhenthe brand- new toilet you've just installed becomes a geyser. Of course, there are mistakes along the way, what other job keeps you on your toes quite like this one?

Real estate investing, house flipping in particular, can be one of the most frustrating types of investments a soul can pursue. At the same time it can alsobeoneofthemostrewardingmentally,spiritually,andfinancially.This is something you should keep in mind when deciding whether or not this is the right path for you.

Chapter4:ChoosingYourRealEstateAppraiser

If you have been thinking about purchasing a real estate property forpersonaluseorasaninvestment,you’llneedtohiretheservices of a real estate investor.

Ifyouplaytofinanceyourhomethroughabankorotherlender,you’llmore thanlikelyneedto getthepropertyappraisedfirst.Banksandmostlenders want to know the value of the home for your protection, as well as make sure that the home they are financing is worth the total amount that you take on the loan.

In most cases, the appraisal indicates that the home does indeed meet or exceed the asking price. In some cases, however, the appraisal will come backsaying thatthe home isworthlessthan the selling price.If this is the case,thebuyernormallyhastoeitherdropthedealor trytonegotiatewith the seller to get a price that meets the appraisal.

For those very reasons, a real estate appraiser is very important. When you are dealing with a home, one appraisal can make a deal or break it. Even though you may not be financing your purchase through a lender or the bank,youshouldstillmakeanefforttogetthehomeappraisedandfindout the true value.

Youshouldalsomakeapointtofindthebestappraiserthatyoucanafford. If you hire an appraiser who isn’t that experienced, you’ll pay for it later when you discover that the property isn’t worth what you paid for it.

A real estate appraiser will go through the home performing an evaluation, and then provide you with a written evaluation after he has gathered all necessary information. Appraisers will also take into consideration the replacement costs as well. Also, they will have to very land descriptions as well.Thereisalotofworkinvolvedwithappraisals,whichiswhyit’ssovery important that each step of the process is performed correctly by a qualified real estate appraiser.

Ifyouhavearealestateagent,heorshewillmore thanlikelybeableto

makearecommendation.Keepinmindthatthisdoesn’tmeanthe

recommendationisthebest;it’sjustsomeonewhoyouragentworkswith. Toensurethatyougettherightappraisalonyourhomeyou’llneedtofind yourself an appraiser who is capable of completing the job.

Whenyoulookforyourrealestateappraiser,youshouldlookforsomeone who comes highly recommended. You can ask family and friends for their opinions, or search local papers, even the Internet. If you take your time and search for the best real estate appraiser that you can find – you’ll normally get an appraisal that is right on target.

Chapter5:ThingstoAvoidWhenFlipping Real Estate

Flippingpropertyisrisinginpopularityasaformofrealestateinvesting.

Thetruthofthematteristhatthisisoneofthemoreentertainingmethods for many investors that are simply 'itching' to get their hands a little dirty.

Thesweatequityinvolvedinthesetransactions,whileattractive,canalsobe daunting when skills are inadequate and out and out dangerous in somesituations.

If you are one of the many around the world who consider the appeal of flippingpropertywithhugedollarsignsinyoureyes,youshouldtakecareto avoid the following things in order to minimize your risks while maximizing your potential for success.

1) Do not fail to have a qualified inspection of the property before any moneychangeshands.Ifyoudonothaveanyideaofthetypesofworkthat needs to be done then you cannot possibly make an educated estimate of the costs involved in rehabbing the property.

2) Donotunderestimatethebudgetfor repairsontheflip. Thisisoneofthe most common mistakes that even seasoned professionals make and it can meanthedifferencebetweenaprofitandalossonthepropertyifyouaren't careful and do not stick to the planned budget.

3) Donotoverestimateyourabilities.Thisisanothercommonmistake.The fact that you've seen something done on television doesn't mean that it is something you can do on your own. It costs more money and time to have someonecomeinandrepairyourmistakesthantohavehadaprofessional do the work from the beginning.

This doesn't mean that you can't learn how to do some of the work or that doing so would be cost effective. The trick lies in determining where your skills and abilities can really take you rather than where you hope they will takeyou.Plumbing,electrical,andstructuralworkaregenerallybestleftto

theprofessionalsunlessyouhavespecificexperienceortraininginthesefields.

4) Do not fail to hold yourself accountable to your timetable and your budget. Real estate investing puts you in the boss’s seat and while that is oftensimplewhenitcomestodrivingothers,weoftenhaveabitofdifficulty when it comes to holding ourselves accountable for time and money along the way. Unfortunately, failing to do so can be a very costly blunder.

5) Donotforgettokeepupwithreceipts,bills,etc.andreconcilethefacts and figures daily. It is far too simple to allow a couple of trips to the local home improvement center escape careful scrutiny.

Add a couple of these trips per day and you could easily find thousands of dollars missing from your budget with no paper trail to explain the transactions. You could also find that some tools will not work or be needed fortheproject.Thoseitemscannottypicallybereturnedwithouttheoriginalreceipts.

6) Avoid having too many chiefs on the project. If this is your ball game then you need to run with it rather than having 10 people giving contradictoryorders.Schedulemeetingsregularlytodiscussprogressand any adjustments or changes that may need to be made.

7) Avoid poor planning. This is one step that is the difference for many would be house flippers between success and failure. Plan out every step of the project in an order that makes sense. You do not want to paint the ceilingsorwallsafteryou'veinstallednewfloors.Nordoyouwanttoripout walls in order to replace plumbing after you've painted them.

Plan things out in the proper order and allow a day or two between subsequentprojectsincaseextratimeisneeded.Thelastthingyouwantto do is pay a group of contractors to stand around waiting for the paint to dry so they can begin the next step in the process.

There are risks involved in any type of investment. While real estate is one ofthegreatestthingsintheworldinwhichpeoplecaninvest, therearestill risks involved.

Followingtheadviceabovehowevercansignificantlylowerthoserisksand give investors the opportunity to have great expectations when all is said

and done. Whether this will be your first flip or your fortieth flip there is muchthatcanbereviewedinthestepsabovethatwillreaffirmmanyofthe things you've learned along the way.

Chapter6:TipsForSellingYourHome

Unlikeotherthingsthatyoumayown,youcannevertakeselling your home lightly.

A house is a big commodity, one that is worth a lot of money.Before you even think about selling your home, you should put a lot of thought and considerationintoit.Althoughyoumaywanttosellyourhome -youshould make sure that you do it the right way.

Thefirstthingyoushoulddowhenyouarethinkingofsellingyourhomeis to hire yourself a qualified real estate agent who knows the neighborhood. An agent who knows your neighborhood will know the ideal price for your home, and help you sell it at the ideal price.

Ifyourhomeispricedrightfortheneighborhood,chancesareitwillsell.If it is priced too high, you might not get any offers or anyone interested in buying the home.

Onceyouhavearealestateagent,youandyouragentwillneedtodevelop astrategy.You’llneedtodecideonthepriceandhow longyouwillleaveit on the market before you think about a reduction.

You’ll also need to discuss his commission as well, which will help to avoid anymisunderstandingsinthefuture.Ifyoutalkaboutthesetypesofthings when you first start out selling your home, you’ll find the entire process to go much smoother.

In some cases, you may run out of time before you are able to sell your home. In this situation, you may want to rent out your home.When you rent out your home, you may also be able to strike a deal with renters that your home is available for showing. To make the house accessible to potentialbuyers,youmaywanttoofferyourrentersalowerprice.Thisway, they will be more inclined to make the house available for potential buyers.

Keepinmindthatsellingyourhomewilltakeyousometime.Youcanalso sellityourselfifyou prefer,withoutarealestateagent.Thiscansaveyou quitea bitofmoney aswell,as youwon’thavetopayarealestateagent.

If you are planning to go this route, you should make sure that you know the value of your home and you know the neighborhood. You can put a “for salebyowner”signintheyard,andlistyourhomeinlocalnewspapers,and on the Internet as well.

Thisway,you’llgetyourhomeouttothemarketofpotentialbuyers.Homes thatareforsalebytheownerarealwaysgreatforbuyers -astheycandeal with the owner directly and not have to worry about dealing with any real estate agents.

Chapter7:DetermineTheListingPrice

Whenitcomestobuyingahome,mostpotentialbuyerswillusethe listing price to as the number one factor to determine the homes that they look at.

Even though you and a realtor may determine the asking price, the buyer willdeterminethesellingprice.Ifthepriceistoohigh,mostbuyerswon’t give it a second thought - which is why you want to determine the listing price carefully.

Ifyousetthecorrectprice,you’llnoticeamuchfastersale.Settingtheright listing price will also attract more potential buyers to your property as well. You’ll also notice an increase in response from realtors, and receive more calls about the property. The listing price is very important - and it can ultimately determine whether or not your sale your property.

Ahomecanbeoverpricedduetoseveralreasons.Overpricingissomething you want to avoid, as buyers tend to steer clear of homes that have been overpriced. Normally, this happens when a buyer asks a lot more than the home is worth or valued at.

Some buyers ask a lot more than the value of the home due to location. Althoughthelocationisveryimportant,mostpotentialbuyerswon’tgivethe homeasecondlookiftheythinkthe priceistoohigh-andmoreimportantly out of their price range.

When you put your home up for sale, most activity will happen within the first couple of weeks. If you put the right price on your home, you’ll notice immediateinterest.Therearealwaysbuyerslookingforhomesintheirprice range, waiting for new homes to be listed or homes to be reduced in price.

Buyerswhoarewaitingtopurchasemaymissseeingyourhomecompletely if the price is too high.

To determine the listing price of your home, you should always have it appraised before you put it on the market. This way, you’ll know the full value of your home. You can sell it for market value or go a little under, althoughyoushouldneverattempttogowayoverthevalue.Indoingso, you’ll miss out on a lot of potential buyers. The home market is very

competitivethesedays,whichiswhyyouwantyourhometodrawasmuch interest as possible.

Keep in mind that realtors really have no control at all over the real estate market,onlytheplanbehindmarketing. Realtorsdon’tdeterminetheasking price-thesellerdoes.Youcanaskarealtorforadvice,althoughyouarethe decider of your listing price. If you do things right and take each thing step by step, you’ll set the listing price in the right area and have no problems selling your property.

Chapter8:CommonRisksFacedby Property Flippers

Thefirstthingthatshouldbenotedisthatflippinghousesisagreat way to bring home a rather large profit in a relatively short amount of time when doing so in a seller's market so to speak.

The problem is that we currently seem to be experiencing what is known as abuyer'smarketfromoneendoftheUnitedStatestoanother.Foreclosures are at an all-time high, which means that the market has suddenly been saturated with properties for sale.

While this is excellent news (believe it or not) when it comes to getting your hands on a property at a lower price, it also makes a difficult time of convincingbuyerstopaytopdollarwhenthereare betterbargainsdowntheroad.

This of course is one of the primary risks involved in the real estate investmentventurethatisknownasflippingproperties.Themassiveprofits that most investors seek cannot be accomplished if the property cannot be purchased, rehabbed, and sold quickly.

Unfortunately,atthemoment,veryfewpropertiesinanycityaresellingtoo terribly quickly. The worst-case scenario in a situation like this is that you are forced to either absorb the loss (which can in extreme cases result in seriousfinancialhardshiporbankruptcy)orrentthepropertyout(whichwill in most cases negate all the efforts that were made to rehab the property.

An inability to sell the property that is being flipped is probably the worst fear of every property investor who engages in this sort of investment. In thesecases,itisoftenbettertodropthepriceandtakealossthanholdout for a better price risking further losses in the future.

These are not the only risks associated with flipping properties unfortunately.Anotherriskwouldbetheriskofseriouslyunderestimating the amount of money that will be required in order to do the necessarywork.

This is something that many first-time investors find is a fairly common occurrence. Mostpeople have unrealistic expectations of exactly how far theirdollarswillgowhenitcomestoinvestinginthematerialsandlabor needed to properly rehab a property.

Evenminorcosmeticrepairsthroughoutahousecaneasilyrunintoseveral thousands of dollars in order to repair. The flip side is that once these repairs are made the potential profits run into several tens of thousands ofdollars.

Another risk that isn't often considered is the risk of overestimating abilities. Thisisoneriskthatcostsnotonlyprecioustimebutvaluablemoneyaswell.

Notonlyismaterialwastedintheprocessofdiscoveringyouaren'texactly skilled in any particular tasks but also there are further expenses (often unplanned) involved in hiring the professional to repair the damage and replace the material that was wasted. When in doubt, it is almost always best to hire a professional if at all possible.

Thisalsoleadstomissingdeadlines,goingseriouslyoffschedule,andadding yet another mortgage payment (if not more than one) to the overall price of the project.

The final risk is often something that simply cannot be seen or anticipated. Thiswasexperiencedinthedaysimmediatelyfollowing9-11andshouldnot be forgotten. The unforeseen happens every day. Markets crash; local economies can be devastated by the announcement of a major employer that it is going out of business (thinks of the collapse of companies such as Enron and World Comm and what they did to local economies).

In these instances, the market will take quite a while to recover from the shocktoitssystemand'flippers'amongotherinvestorsareoftenleftfeeling just as lost and devastated as those that were victimized by these companies-both through no fault of their own.

Stuffhappensandthosethingsthatwehaveabsolutelynocontroloverare almost always the things that affect us most profoundly. The same holds true when it comes to property investment. The state of the economy, the housing market in an area, and sudden announcements that affect either can often have the most profound impact on those who are investing in

propertyinthoseareaswhetherforbetterorforworse.Thetrickisin deciding which risks are acceptable.

Table of Contents

Introductory      4

Chapter1:FlippingHousesforFastRealEstateProfit      6

Chapter2:FlippingHousesforFun andProfit      8

Chapter3:BenefitsofFlippingRealEstate      10

Chapter4:ChoosingYourRealEstateAppraiser      12

Chapter5:ThingstoAvoidWhenFlippingRealEstate      14

Chapter6:TipsForSellingYourHome      17

Chapter7:DetermineTheListingPrice      19

Chapter8:CommonRisksFacedbyPropertyFlippers      21