Home Selling Guide Improving Communities One Home At A Time.

Transcription

1 Home Selling Guide Improving Communities One Home At A Time.

2 Table of Contents Who Are We?...3 Our Business Model...6 Sample Scope of Work Taking the Next Steps...15 Frequently Asked Questions...16 INSERT PHOTO HERE (COUPLE SHAKING HANDS WITH AGENT)

3 Who Are We? WIN-WIN HOMES, LLC is a professional, full service real estate solutions company that buys and sells properties throughout Los Angeles County. We specialize in buying distressed homes at a significant discount, and renovate and resell them to retail home buyers and landlords. I am excited to be part of the area s renaissance and we aspire to continue contributing to the economic rejuvenation of Los Angeles County and its neighborhoods, improving communities 1 home at a time. Important Facts About WIN-WIN HOMES Leading full service real estate solutions company in Los Angeles County, specialized in buying and selling property. We provide solutions for homeowners and value for investors and buyers by locating and renovating distressed properties. Our goal is to provide the absolute highest level of service to our clients. In addition, we re-develop single family and multi-family properties throughout the state with the intention of revitalizing communities and encouraging home ownership. Our goal is to rejuvenate neighborhoods and increase the standard of living by improving the overall quality of housing for the residents. Our Mission At WIN-WIN HOMES, LLC, we help people in our community get out of difficult real estate situations, then work hard and fast to transform that home into something spectacular and get it back on the market asap to allow new home buyers to complete their dream. INSERT PHOTO HERE (MOUNTAIN TOP) 3

4 Who Are We? Mark England, Owner THE STORY OF WIN-WIN HOMES, LLC After graduating from Engineering School, and spending almost 20 years at Toyota, I decided to change career paths and enter the real estate world. After rehabbing my first home in 2002, and following that with his second a few years later, I realized his passion for real estate was genuine. After joining Fortune Builders with it s vast network of like-minded people and their proprietary systems to analyze properties, my mission was clear, and WIN-WIN HOMES, LLC was born. As a member of Fortune Builders, we are able to use proven systems to identify and evaluate potential money-making properties. Forming an alliance with like-minded experts in the industry, the company set it s sights high to buy and rehab as many homes as possible in the South Bay and surrounding areas. At WIN-WIN HOMES, LLC, we are highly motivated, knowledgeable, ethical and resourceful. Qualified to handle any real estate transaction, we are committed to helping people with their real estate needs and making successful deals happen. We have the integrity to follow up on our promises, and the expertise to navigate any transaction to ensure you are fully informed for making the best decision possible. 4

5 Who Are We? Giving Back to the Community During this past school year, we participated in a campus cleanup at a local elementary school in Torrance. It was an all-day event coordinated by Mark England to gather supplies, and plan the painting, cleaning, and repair of several areas of the school. This activity benefitted the school staff and children in so many ways and it was a real privilege to be part of it. Going through this process made us realize a need that is common in every community the elementary school. So we made a commitment that for every house we rehabbed, we would make a donation to the local elementary school. My Personal Commitment As the owner of Win-Win Homes, I have committed to donate 5% of the company s net profits from the sale of our rehabbed homes to the local elementary school in the community. Having young children myself, I understand first hand how under-funded California schools are. Being able to give back gives me a sense of pride knowing that I am rehabbing schools along with rehabbing local homes/communities. 5

6 Our Business Model Overall Investment Approach Our overall investment strategy and specialty is to purchase distressed properties at a deep discount usually 30% to 50% below market value, and renovate and sell those properties to retail homebuyers and landlords. At WIN-WIN HOMES, because we are tapped into the Fortune Builders network, we pride ourselves on having a strong foundation of real estate knowledge and training. Our focus is on providing SOLUTIONS for homeowners and finding VALUE for our buyers and investors by locating run down, and sometimes vacant homes and we put them back into use after renovation. Our Business Strategy We purchase distressed residential properties 30%-50% below current market value We purchase, renovate and sell these properties to retail buyers and landlords Our core business lies within our systems, education and knowledge of the real estate industry. We did not just buy a CD off the Internet, along with a few books and become a real estate investor overnight. We have spent 10 s of thousands of dollars, countless hours and travelling across the country attending intense training seminars and field visits, to learn how to be successful in this business so that we do it the right way the first time and every time. Through our affiliation, we are connected with a national network of investors that provide continual support and weekly trainings on changes throughout our industry. This process has allowed us to circumvent many pitfalls most novice investors would make. Learning the hard way is not a phrase in our vocabulary, and we certainly would not ask anyone to invest with us if we weren t confident enough to invest ourselves! We Follow A Strict Due Diligence Process We have a systematic and disciplined approach when purchasing investment properties, putting each potential investment through a strict due diligence process. This rigorous set of criteria includes, but is not limited to, the following: Comparable property analysis and examination by an independent and certified appraiser An economic study of the neighborhood, city planning and development Demographics of area, marketability, and growth potential Statistics on the crime rate Public transportation and schools Overall condition of the property, including heating and air, plumbing, electrical, roof and structural condition 6

7 Our Business Model What s Our Competitive Advantage? Most homeowners have no idea what options are available to them beyond listing a house with a real estate agent or just trying to sell the house on their own, and hope for the best. We provide homeowners with a unique alternative to listing their house on their own or with a real estate agent. Our out of the box creative approach to real estate investing is a cut above the rest. Our company can acquire great deals on properties because we have the ability to act quickly and can close with CASH on the seller s timeline. This is why we can buy properties at such a discount, sometimes in a matter of days. We have a competitive advantage over other investors who sometimes take weeks to purchase properties, and can create extremely fast and hassle-free transactions. Advantages to Working With Us We have the business systems and knowledge to purchase properties QUICKLY and with CASH We create value by finding ugly, vacant homes and putting them back into use after renovation We have a creative marketing system to find and purchase properties before they re ever listed We pay wholesale prices to all contractors and typically get bulk discounts on all materials We hold our contractors accountable for completing the project on time and on budget with detailed scopes of work. We find our own buyers quickly, allowing us to secure a strong sales price and save on sales commissions We have an aggressive TEAM approach, and a top-notch ability to expand our client base through our knowledge of deal structuring and advanced real estate techniques. We also employ marketing strategies as soon as we purchase a home giving us a fair advantage over a real estate agent. Typically, many agents don t spend time or money on marketing or lead generation strategies. As a result, it can sometimes take months to attract potential buyers. Often times, we are able to find our own buyers, allowing us to secure a strong sales price and save on sales commissions. Our renovation process is also down to a science with handpicked and proven construction crews who know we are not retail clients. We pay wholesale prices to all contractors and typically get bulk discounts on all materials. 7

8 Our Business Model Investment Buying Criteria Our goal is to purchase distressed homes in stable areas where there is still strong buying demand. Part of our grand vision is to improve the overall quality of living in both urban and suburban neighborhoods. In addition to improving overall quality of life, we are committed to increasing the value of real estate in our community. We are able to target distressed properties and breathe new life back into them with highly-skilled renovations and improvements. By doing so, we are able to create beautiful homes and encourage home ownership. Types of Properties We Target Distressed properties in significant need of repairs Properties where sellers need to sell quickly Properties owned free and clear The ability to identify a wise real estate investment is certainly a learned skill. We have been thoroughly trained and possess this skill - along with the intuition to spot these great investment opportunities in today s market. Not every opportunity is a good deal, and we have built our company on a stable foundation of proven systems, coming to the conclusion of a good deal through data analysis, i.e. the numbers, not gut instinct or emotions. If we deem it s a good deal, it s because the numbers prove it. And this analysis is reviewed and verified by experts in the business. Our goal is to be in business for many years and brand a company that will be passed down to our children, which cannot be accomplished by taking uncalculated risks. INSERT PHOTO HERE (WRITING NUMBERS) 8

9 Our Business Model How Do We purchase Homes So Far Below Market Value? At WIN-WIN HOMES, we have created a marketing machine that produces a consistent flow of high quality leads. We are very different from our competitors because we don t just put in offers on MLS properties we take it to the next level. Our creative marketing strategies allow us to reach the homeowner directly, before the property even goes to a real estate agent to be listed on the MLS where the purchase price would escalate. These are some of the marketing strategies we use to locate great deals way below market value: Internet Direct Mail Other Strategies Twitter Probate Bandit Signs Buyer Squeeze Pages Pre-Foreclosure Networking Events Seller Squeeze Pages Back Tax Door Hangers Primary Website Free n Clear Other Wholesalers Facebook Code Violations House Banners Blogging Divorce Bird Dogs Craigslist Expired Listings Car Magnets You Tube Non Owner Occupied Zbuyer 9

10 Our Business Model How Do We purchase Homes So Far Below Market Value? In addition to the various marketing strategies we use, we also invested in a specialized software platform that pulls raw data from the MLS and allows us to filter based on criteria that are ideal for investment opportunities. It also shows comparables that have sold recently in the area. We are currently making ~20-30 offers per month using this software alone. This software saves considerable time that you would otherwise spend trolling the MLS, Zillow or Trulia for potential deals and then trying to find and analyze the surrounding comps to determine if the home could be a good deal. This software only finds homes that have the comps already. 1. Define Search Criteria (Search Results are filtered) 2. Select one to analyze 3. Review the comps 10

11 Our Business Model How We Sell Properties Quickly There are many methods we use to sell properties very quickly. We invest a lot of time and money into marketing to build a strong list of buyer clients for our homes. Despite what the media says, there are tons of buyers out there who are aware of the fact that numerous buying opportunities exist in today s real estate market. The problem is: they just don t know how to identify and analyze them to ensure they are actually getting a good value. That s where we come in. We are constantly on the hunt for the next great buying opportunity, and use proven techniques to analyze investment properties. We pride ourselves on using the most current and up to date furnishings, paint colors and appliances, with a strong emphasis on kitchen and bath uplifts. We then complement our homes with professional stagers who give it a true home feeling. Capturing potential home buyers emotions and making them fall in love with what they see expedites the selling process. We make sure the house sells itself very quickly. Methods We Use to Sell Properties Bandit signs & Guerilla Marketing Realtor/List on MLS (Multiple Listing Service) Internet/ Listing Websites Pre-Listing Walkthroughs Our ability to locate a great real estate deal covers all types of real estate investments. We are able to identify great buying opportunities for the following types of buyers: Retail Landlord Rehabber 11

12 Sample Scope of Work How We Rehab our Homes The key to a smooth rehab project is having a detailed scope of work for the contractor. This eliminates confusion, and makes the process more efficient by having all aspects of the rehab clearly defined ahead of time. The scope of work will have everything from paint colors to what make, model and sku # of the faucet that goes in the spare bathroom. Below is an example. Scope of Work - Single Family, Los Angeles, CA PROJECT INTRODUCTION & INTERVIEW: Gorgeous renovation in the central neighborhood of El Cajon. This 3BR, 2 BA 1 story home is located near Granite Hills High and Wells Park. REHAB OVERVIEW: The home needed a few cosmetic repairs and updates throughout including kitchen and master bath. Electrical plumbing upgrades were completed as needed to comply with close regulations. CONTRACTOR OVERVIEW: Licensed contractors were hired to complete all renovations. DEMO (EXTERIOR): 1.Remove all debris in front and back yard 2.Remove roof from covered patio (use structure to create pergola) 3.Remove temporary roof over side yard GENERAL (EXTERIOR): 1.Construct 4 fence around pool equipment 2.Build pergola off of existing covered patio structure 3.Paint entire house per color scheme COLOR LOCATION COLOR CODE FINISH Valspar/Lowes Stone Manor Exterior A Flat Extra White Sherwin Williams Exterior Trim 7006 Flat Black Front Door/Pergola Extra White (Sherwin Williams) All ceilings 7006 Flat Navajo White (Sherwin Williams) Bathrooms SW 6126 Semi Gloss Navajo White (Sherwin Williams) Living/Dining/Halls, Laundry, Kitchen, Bedrooms SW 6126 Flat 12

13 Sample Scope of Work ROOF: 1.Remove existing roof 2.Replace any damaged sheeting or starter board 3.Install new 15 lbs felt paper 4.Install new dimensional composite shingle roof (charcoal color) 5.Paint all roof penetrations black LANDSCAPE: 1.Removal all debris in front and back yard 2.Removal all weeds in front and back yard 3.Install sod in the front and back yard 4.Cut in planter boxes next to house and fence in front and back yard and plant drought tolerant plants 5.Test irrigation system and repair where needed or install one in front yard WINDOWS: 1.Replace all windows with retro fit insert windows 2.Replace all sliders with retro fit DEMO (INTERIOR): 1.Remove all trash in house 2.Demo kitchen and remove cabinets 3.Demo existing bathroom toilet, vanity, tile floor and shower surround 4.Remove all tile flooring 5.Scrape popcorn ceiling 6.Remove all window coverings 7.Do not damage wood floor as we are keeping it (install rosin paper to protect flooring) GENERAL (INTERIOR): 1.Construct new bathroom where existing bedroom is (see layout) 2.Construct new stackable laundry closet in hallway (see layout) 3.Change all door hinges and hardware with brush nickel 4.Retexture ceiling 5.Install new ceiling fans in all bedrooms 6.Combine both back bedrooms to create large master suite (see layout) 7.Close off door to existing bathroom and construct new door going into master suite (see layout) 8.Change front door hardware - Home Depot # $169 13

14 Sample Scope of Work KITCHEN: 1.Install backsplash - DalTile Travertine 3 x6 honed $6.11/sq ft #T711361U (installed subway style and to the bottom of the cabinets) 2.Install backsplash accent tile 4 strip DalTile American Olean Legacy Glass Celedon 2 x2 LG03 3.Install new stainless steel appliances A. Frigidaire FFFTR2126LS 21 CF Top Freezer Refrigerator - $ B. Frigidaire FFFMV162LS 1.6 CF 1,000 Watt Range Microwave - $ C. Frigidaire FFFBD2406NS 24 Built in Dishwasher - $ D. Frigidaire FFFGF3047LS 30 Free Standing Gas Range - $ Install new faucet - Proflo PFXC8011BN Single Handle Kitchen Faucet w/ Pullout Spray (Low Lead Compliant) - $ Install new countertops Rainbow Stone New Venetian Gold Granite 6.Install new cabinets Home Depot American Classics Harvest Finish 7.Install 4 recessed lights 8.Paint as per color scheme HALL BATH: 1.Install new vanity (espresso finish) 2.New Faucet - Grohe G Eurostyle Cosmopolitan 8 Widespread Bathroom Sink Faucet - $ New toilet (Elongated Bowl) 4.New tub - Sterling S ALL Pro 60 Soaking Tub Shower head and trim kit - Grohe G BauLoop Tub & Shower Faucet Trim - $ New shower valve - Grohe G Tub & Shower Valve - $ Install Tile surround DalTile Rittenhouse Square 3 x6 Matte Almond $2.70/sq ft #X735 (installed subway style, tile to ceiling) 8.Accent Tile 12 Strip DalTile Stone Radiance Whisper Green Blend (installed roughly 5 up the wall) 9.Tile floor DalTile Travertine 18 x18 Honed $1.99/sq ft (installed subway style) 14

15 Sample Scope of Work MASTER BATH: 1.New toilet (Elongated Bowl) 2.New tub Home Depot # $209 3.Install new vanity (espresso finish) 4.Tub spout - Grohe G Eurodisc Tub Spout - $ New Faucet - Grohe G Eurostyle Cosmopolitan 8 Widespread Bathroom Sink Faucet -$ Install Rain shower head and regular showerhead - Moen MS GPM Flat Rain Showerhead - $ & Grohe G BauLoop Shower Head with Trim Kit - $ Install 2 new shower valves - Grohe G Tub & Shower Valve - $ Install Tile Surround - DalTile Fabric 12 x24 $3.70/sq ft #P687 (Installed subway style, tile to ceiling and tile ceiling) 9.Accent Tile on control wall DalTile Class Reflections Subway Mint Jubilee 3 x6 9.06/sq ft #GR15 (installed subway style) 10.Tile back splash behind mirror to ceiling - DalTile Class Reflections Subway Mint Jubilee 3 x6 $9.06/sq ft #GR15 (installed subway style) 11.Tile floor- DalTile Veranda 13 x13 Dune $3.70/sq ft (installed subway style) BEDROOMS: 1.Install slab closet doors (make sure they are hallow core interior doors converted to closet doors, install ceiling and floor track as well as hardware 2.Lighting Home Depot Hampton Bay 2- Light Flush mount With Opal Glass, # , $39.97/ea PLUMBING: 1.Check all existing plumbing & repair/replace as needed, per code 2.New angle stops on all water lines 3.Check gas lines & repair/replace as needed 4.Check all drain lines & repair/replace as needed ELECTRICAL: 1.Replace all outlets & switches 2.Check all wiring & replace where needed, per code 3.Install recessed lighting as per drawing 4.Check panel & repair/replace as needed 5.Install Dead Panel if missing 6.Check for open junction point in attic HVAC: 1. Inspect and repair as needed 15

16 Sample Scope of Work COMPLETION OF FINAL PUNCH LIST: General Contracting Work - $33, All framing, counters, cabinets, paint and patch. fixtures, backsplash, windows and doors. Appliances - $2, Stainless steel refrigerator, free standing range, hood and over the range microwave, dishwasher Electrical - $2, Install new fixtures; add recessed lighting, replace outlets and switches, panel upgrade Plumbing - $6, Install new toilets, facets, shower valves, kitchen sink, garbage disposal, dishwasher, add tub and shower Landscaping - $2, Flooring - $1, Roofing - $4, Staging (2 month minimum contract) - $1, Misc. and Permits - $1, TOTAL - $55,900 16

17 Taking the Next Steps WORKING WITH US If we haven t already, it s important that we sit down and discuss the potential ways we can work together. Once you give us a clear definition of what your goals are, we can present you with any opportunities that fit that criteria and make it a WIN-WIN situation for both of us. Contact us with any questions that you may have. Mark@winwinhomesllc.com Phone: Web: REFERRAL PROGRAM Word of mouth is typically how we are able to work with private lenders like you. It would be greatly appreciated if you passed our information on to anyone that may be interested in the opportunity to be a lender. In our business, it s always important that we have a steady stream of lenders. Once you ve done a few deals with us and you ve learned how we re purchasing so low, you may attempt to do it on your own. If that s your goal, we re happy to help you any way we can. 17

18 Frequently Asked Questions WHAT IS PRIVATE LENDING? When we have isolated a home well under market value, we give our private lenders an opportunity to fund the purchase and rehab of the home. Lenders can also earn high interest rates - generally 4 or 5 times the rates you can get on bank CDs and other Traditional Investment Plans. HOW IS THE MONEY USED? The money is used to purchase, rehab and sell the home. The cost will be allocated to the purchase price, renovations, carrying costs, cost to resell, and also a small buffer for unexpected expenses. We do not handle the money you choose to lend. You do not write your checks to us, instead you send the money directly to escrow and it goes into an escrow account, along with our portion. Your name as the lender goes on the title and the insurance policy. When the home is sold, you are paid first, directly from Escrow. After you are paid, then we are paid. We don t see a dime until after you get all your money back. WHY DON T YOU GET A TRADITIONAL LOAN? There are many reasons, but the primary reason is time and negotiation leverage. Many of the homes we are purchasing are in need of a quick sale within days. A traditional bank requires days to close a loan. Also, our leverage is far greater when we purchase using cash funds. Many traditional home sales fall out of contract because of financing issues, and this allows us to negotiate a much lower purchase price and reduce our risk. Lending guidelines are also continually changing. New requirements include applications, approvals, junk fees, and strict investor guidelines. They also limit the number of investment properties that can be purchased by one company. HOW CAN YOU AFFORD TO PAY SUCH HIGH RETURNS? We make our money on the purchase. We may pay very high returns, but buying with cash quickly allows us to purchase 20-30% below a retail purchaser. That instantly creates thousands of dollars in equity. Also, typically we cut out the middleman in transactions, such as: commissions, mortgage broker fees, loan fees; and our attorney costs are lower because there is less work for them to review. ARE YOU REALLY HELPING SELLERS? Absolutely. With your cash funding we can offer something very few buyers can. We are buying on their timeline in as little as days. Knowing that we re going to renovate the home and buying in as-is condition is a very important factor to most sellers of distressed property. They also won t have to pay any additional fees. 18

19 Frequently Asked Questions WHAT INTEREST RATE DO YOU TYPICALLY PAY YOUR PRIVATE LENDERS? We currently pay many times more what a typical bank CD is paying. Our rates will fluctuate very little, all depending on the purchase price and rehab involved. Most of our lenders are paid ~10% return, although sometimes it could be lower due to special circumstances where numbers cannot justify it. To help put it into perspective, here s an example when comparing the interest of a typical CD at a bank over a 6 month period: Lending on a Rehab Purchase and Rehab costs $300k 10% annual interest $30k ($2500/month) Avg. # months to rehab/sell 6 months Amount of Interest paid to the lender $15,000 Bank of America s Featured CD account Bank of America Featured CD $300k 0.75% annual interest $2250 ($187.5/month) # months your money grows 6 months Amount of Interest paid $1125 HOW LONG WILL MY FUNDS BE HELD? The majority of our loans are for rehabbing a typical single story, 3 bed/2 bath homes, usually within 4-6 months. However if we are doing a teardown and rebuild, we will have to wait on the county inspectors for approvals. This will cause delays. But, we account for all of those details upfront and will give you estimated time frame for the return on your investment. WHEN WILL I RECEIVE PAYMENTS? Typically, we pay one large lump sum at closing on a short-term note. This is much easier to manage for both of us, especially if we re working out of a retirement account. On a longer note, we will pay monthly, just like a typical mortgage. WHAT IF THE MARKET GETS WORSE AND VALUES GO DOWN? This is a great question and valid concern. However, our strategy is not to speculate 3 years down the road. Our goal is to purchase quickly and sell even faster. Most of our projects are complete in 1-2 months and will be sold in 4-6 months. The market doesn t tend to shift that dramatically in a matter of months - it s typically a longer process for an area to decline. Additionally, because we are buying with cash, we are getting homes for ~40% under market value. The market is unlikely to drop 40% in 6 months. 19

20 Frequently Asked Questions IS THERE A GUARANTEE ON YOUR LOAN? No. There is no government backed guarantee on these privately held real estate notes. You re deriving protection from the ownership and equity in the real estate. If at any time we were to default on the note, you as the lender have legal right to take the home (essentially foreclose on us). You have to remember we plan for the worst, and our homes have thousands of dollars of equity in them; and worse case scenario, often times is we don t make as much profit as we hoped for. IS THE IRS APPROVED TO USE RETIREMENT ACCOUNTS IN THIS MANNER? Yes, these are established tax guidelines, and it is completely legal. However, we always recommend the services of a custodian to lend retirement funds tax deferred or tax-free. WHO BUYS INSURANCE? We do. We pay for a title search and also a title policy on the home, just as we would in a typical transaction. WHAT KIND OF INSURANCE POLICY DO YOU GET ON THE HOME? If we purchase a home that we intend to renovate, we purchase a builders risk policy (Vacant Dwelling Policy). In case of any damage, insurance distributions would be used to rebuild or repair the property, or used to pay you off. HOW MUCH IS IT GOING TO COST ME TO LEND TO YOU? It is our policy to pay for all the closing costs so that your entire investment goes to work for you. We will pay for the closing agent, document preparation fees, notary fees, overnight mail fees, bank wire fees and recording costs. We do not charge any fees or commissions to our private lenders. WILL MY MONEY BE POOLED WITH OTHER INVESTORS? No, we do not pool funds. Your funding will be tied to one piece of property secured by a deed of trust. It is a much cleaner way to lend on a real estate transaction. Some people lump many small amounts from several lenders, however we do not. IF YOU DEFAULT ON THE LOAN, HOW DO I ACQUIRE THE PROPERTY? In this unlikely scenario, we would simply transfer ownership of the property to you, if possible. If for any reason we did not (or could not), then you have all the legal rights of a secured lender. The best way to legally protect your interest in case of a default would be to consult an attorney. They normally would seek to get your investment back, any unpaid interest, any collection costs, all your attorney fees and maybe even more. 20