Foreclosures Copyright 2014 Rogue Investor

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1 Foreclosures Copyright 2014 Rogue Investor

2 Facts about foreclosures! 1.2 million homes are still in the process of foreclosure (January, 2014)! 2009: 1 in 84 homes were in foreclosure in the U.S.! 2014: 1 in 1,170 homes are in foreclosure in the U.S.! Florida leads the U.S. with 1 in 462 homes in foreclosure Source: Bankrate.com, December 12, Copyright 2014 Rogue Investor

3 Mortgage Foreclosures! What is a Foreclosure?! A loss of ownership rights (i.e., title) to a property resulting from failure to pay a mortgage, lien, debt or encumbrance on a property.! Pre-Foreclosures! The period of time when a property owner is notified by a bank that they are in default and foreclosure is imminent.! You can get this list from the county recorder Notice of Default or Lis Pendens! REO and Non-Performing Assets 3 Copyright 2014 Rogue Investor

4 Trust Deeds and Trust Deed States! What is a Trust Deed?! Similar to a mortgage except a third party (trustee) holds title to the property.! This gives the lender the right to foreclose without going through the court.! Trust Deed states: Alaska, Arizona, California, Mississippi, Missouri, Nevada, North Carolina, Virginia, Washington DC. 4

5 Mortgage States! Mortgage states: Alabama, Arkansas, Conn,, Delaware, Florida, Hawaii, Indiana, Kansas, Kentucky, Louisiana, Maine, Mass., Michigan, Minnesota, New Hampshire, New Jersey, New Mexico, New York, North Dakota, Ohio, Oregon, Penn., Rhode Island, South Carolina, Vermont, Wisconsin.! All other states use both mortgages and deeds of trust. 5

6 How do I bid on foreclosed properties?! Some foreclosures or Trust Sales occur at the Courthouse! Foreclosures owned by banks or mortgage companies are sold as REO (real estate owned) or non-performing assets. Usually, banks will have a local real estate broker handle the sale.! If you can deal with the bank s asset manager, you are better off. 6

7 What do I do with the property after I get it?! Rental Property! Sell! Owner Finance! Lease to own! Sell at a discount to another investor! Section-8 government subsidy 7

8 Government Foreclosures! Housing and Urban Development (HUD)! Veteran s Administration (VA) - reoffering financing for investors! GSA, IRS, SBA, USDA, Treasury Department! Now one website to use: 8

9 Caveats - Buyer Beware! Screen renters - previous landlords and current employment! Vandalism is very common in foreclosed homes! Missing furnaces, hot water heaters, plumbing! Overgrown landscaping! Broken windows! Some properties are move-in ready, some not 9

10 Caveats - Buyer Beware! Most rehab requires at least 4 weeks! It s a seller s market again in many areas. DO NOT OVER PAY. Be patient.! Now is a great time to rent or sell; consider renting for a year or two before selling.! Watch out for other liens! Insurance - higher cost when empty! Many cities assess landlords with fees 10

11 Example 1: Bank Foreclosure in Missouri! Kansas City, MO! Lender: Fannie Mae! Purchase Price: $14,500! Renovation: $3,000! Value/Comps: $60,000! Monthly Rent: $ Copyright 2014 Rogue Investor

12 Example 2: Bank Foreclosure in Missouri! Kansas City, MO! Lender: Well Fargo Bank! Purchase Price: $18,500! Renovation:! Appraised: $51,721! Monthly Rent: $ Copyright 2014 Rogue Investor

13 Example 3: Bank Foreclosure in KC! Lender: Bank of New York! Purchase Price: $40,000! Renovation: $500! Appraised: $74,000! Monthly Rent: $ Copyright 2014 Rogue Investor

14 Example 4: REO Foreclosure - Duplex! Purchase Price: $14,000! Renovation: $3,000! Appraised: $60,000! Monthly Rent: $1,100 14

15 Example 5: REO 4-Plex!!!! 15 Purchase Price: $32,000 Renovation: $3,000 Appraised: $75,000 Monthly Rent: $2,400 Copyright 2014 Rogue Investor

16 Conclusion! Now maybe your turn to invest in foreclosures.! Do it yourself! Contact a realtor! Get lists from banks or government agencies! Get lists of pending foreclosures from the county 16

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