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Hey Moguls, Steph Davis coming to you with another highly informative lesson.
Today, I want to talk about a few things that are all kinda related. First, I'm going to explain what exactly transactional funding is, how it works and what it can help you accomplish. But, I'm also going to cover the differences between a double close and a simultaneous closing. I hear from some of you investors that you still get a bit confused about these two.
So, in this lesson, I want to clear it up for you, and explain how transactional funding plays a role in these scenarios.
For the most part, in your business, you’re probably used to dealing with private sellers – the regular Joe Shmoe homeowner. When you have those types of deals, you can just put the property under contract and assign that contract to your end buyer. In this case, there's only one closing.
It used to be that there could be what’s called a simultaneous closing. The funds from the end buyer could be used to pay the front-end seller, with the investor being paid a fee as the middle man. This type of closing has pretty much gone by the wayside.
However, to get around this problem, many title companies that do a lot of these types of deals, provide their own type of transactional funding at very affordable rates. From your network of other successful wholesalers, you can learn which title companies offer this service and their fee scale. That way, you can still do simultaneous closings – almost the same way you did in bygone days.
Contact the title company and ask, “How do you handle A to B and B to C transactions so that I don’t have to bring money to the table?” Then you shop the rates and find out where your best solution is.
For example, one local title company charges a fee of $300 for anything under $50K, and 2% for deals above $50K.
Even though the title company steps in with the funds, it’s still considered a simultaneous closing.
When you're dealing with bank-owned properties and short sales, most of them will write into their addendum that they will not allow you to assign your contract with them. You actually have to close on it with your own cash or with cash that you borrow. You close on that deal, then you turn around and resell it to your end buyer through a separate transaction. This is a double closing.
There's an A to B transaction with you buying it from the bank. You close on it. Then you resell it to your end buyer via a B to C closing – this is you selling it to your end buyer.
Now let’s say you don’t actually have the cash to purchase this property from the bank, so transactional funding comes into play. Enter the transactional lender...
What the transactional lender will do is lend you the entire purchase amount including closing costs. There's no income verification and there're no credit checks.
The only stipulation is that you have your end buyer in place. You must have your end buyer under contract with a deposit in hand. They need to be ready to purchase that property from you right after you buy it from the bank.
The transactional lenders will lend to you with no problem as long as you have that end buyer in place.
They will not, however, loan you money for the earnest money deposit. You will have to come up with that on your own. If you don’t have the cash on hand to put up an earnest money deposit, you may have to pass on these types of deals.
One possibility is if you're able to locate an end buyer and get a deposit from them that's made out to you – money that is actually in your hand – and then give your own deposit to the bank.
Once you get a property under contract, once a bank accepts your offer, they're going to say, "We need the contracts back in 24 to 48 hours." With those contracts, you will need to have an earnest money deposit and certified funds in a cashier's check or money order.
If (and that’s a big if) you can line up an end buyer quickly – it may work. If you have buyers sitting there waiting for deals, you know what they're looking for and you can get them to commit to the property, sign the contract and give you a deposit really fast, then that’s one way to do it. (A lot of if’s in there…)
Such a scenario doesn't always work perfectly. More likely, your end buyer is not going to want to write out the escrow deposit to you personally. They much prefer to have it held in their own title company in an escrow account.
The hard fact is, you're going to have to come up with a deposit on your own. My advice to you then is: If you have no deposit money, you probably shouldn’t make offers on bank-owned properties.
You really need to have access to the funds whether it’s your own, or you're going to borrow it from someone (or maybe go 50-50 on a deal with someone) – you need to have access to an earnest money deposit. It's usually between $500 and $1,000; sometimes more. Sometimes they'll want 1% of the purchase price.
So… transactional lenders are not going to loan the earnest money deposit; you're going to need to come up with that on your own. Check out this helpful previous lesson I did on earnest money deposits. This will shed even more light on this subject.
There you have it – the behind-the-scenes info on exactly what transactional lenders are, the role they play and how they can make the difference of whether you snag a bank-owned deal or not.
Hit me with any follow-up questions you might have in the comments section below.
1. Check out several different transactional lenders and compare fees
2. Calculate the fees of the transactional lender when you make your offer
3. Keep in mind the transactional loan will not include an earnest money deposit – you must come up with this cash on your own
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started wholesaling in October of 2006. At the time, she had been stuck at a job bartending for the past 10+ years. She was broke and miserable, and desperately wanted out of the bar scene, which I had been stuck in for the last 10+ years.
She ended up closing four wholesale deals by the end of 2006.
Since then, she's closed more deals than she can count, has written two best selling wholesaling courses (Flip This REO and The Cash Buyer Ninja) and continues to teach others how to wholesale with videos, interviews, and as much useful information as she possibly can, because she knows what it’s like to be a broke beginner, struggling to get that first deal.
Module: Investing Strategies
Expert: Steph Davis
At RealEstateMogul.com, we’re committed to delivering the awesomest, most practical, actionable content to our members … and that a big part of that is getting YOU to tell us what you'd like to learn from us. Since our REI resources are basically endless, we’d love to tailor our upcoming training as much as possible to precisely match what you, our members, really need and want out of us.
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FROM PRESTON ELY - MY PERSONAL DISCLAIMER TO YOU
Hi - we do everything in our power to run a good, clean business and help people succeed.
We've been in business for nearly a decade. Our mission is simple: help 1,000,000 people live lives of greater freedom. That's what gives us juice and passion.
Unfortunately, there are people and companies who do bad things and make products that don't work at all or don't work as advertised. That behavior hurts everyone.
The bottom line is there is no such thing as magic. There is no magic unicorn that will appear on your doorstep and start pooping gold bars or giving you free money.
Just because people in this program have made lots of money doesn't mean or imply the same will happen to you. In business, and in life, there are no guarantees.
Any one of the people who we happen to feature in this program have a BIG WHY - they want to make a difference and help themselves, their families, their employees and customers succeed. They want more and they apply themselves, they get outside of their comfort zones, acquire new skills, work like crazy, make mistakes, and fail, BUT THEY DON'T GIVE UP.
They implement. They don't quit. They serve. They didn't blame someone or something else for their mistakes or failures - instead, they do the HARD WORK that it takes to make a difference.
They use our tools, systems, psychology, mindset, training, community and events to succeed.
If you're the type of person that isn't willing to roll up your sleeves, learn, explore, grow and focus on helping other people succeed, our programs aren't for you.
If you're a blamer, whiner, malcontent, or just downright lazy, our programs aren't for you.
But if the content is this program and our videos resonate with you - and you can see the possibility and potential that this can work for you, then WELCOME HOME. You're in the presence of REAL PEOPLE who are helping REAL BUSINESSES succeed, thrive and survive.
It would be both mine and my team's pleasure and honor to serve and support you so you can EARN MORE, LIVE MORE and GIVE MORE.
Preston Ely, CEO
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