NATIONAL NOTE BUYERS exists to help and inform all who need to know about mortgage notes and trust deeds, both residential and commercial. We help individuals or companies create, sell, understand notes. We are investors and do not lend money but purchase cash flows. We are determined not only to make great deals on mortgages and trust deed notes which you are selling or buying, but strive to be a good neighbor. We shape our business decisions to improve the quality of life in the communities where we do business.

FOR SALE BY OWNER

Welcome to our for sale by owner section - - - -

Well my friend, when you sold your property recently you may have had to create a mortgage note instead of getting all of your cash at the closing, in order to make sure the deal did not fall apart. Or on the other hand, you may have wanted to help the buyer get into the house of their dreams.Many traditional lenders have tightened their qualification requirements. This many times makes it difficult for many people to get a loan.

If you’re like most people, you would have probably preferred to have ALL CASH AT CLOSING, but it was not possible. Right now YOUR money is tied up for a long period of time, plus you have the headache and very serious concern of collecting the monthly payments. If you have an existing mortgage to pay off at the time of sale, its called TABLE FUNDING, if a NOTE has to be created prior to closing its called a SIMULTANEOUS CLOSING. There are two closings.

Remember…it’s a fact financing sells real estate, everything else is secondary. I can be more flexible than any banks, mortgage companies or other private investors. Why ? Because I am a PRIVATE INVESTOR, making purchases for my own portfolio, we move quickly. If you are already working with a real estate agent or brokers I can work with you or with them directly, and together we can structure some type of financing that everybody agrees to.

Does this scenario sound familiar ? Your home has been on the market for some time, with little or moderate showing activity and still no offers are being made. Finally, someone comes along and seems to be in love with your home and make application to some bank and about two weeks later the bank comes back, and after everyone is excited about the pending sale of their property and the unexpected answer from the bank is negative, for some trivial incident that occurred some years prior but still remain on the credit report. So now you have to start the entire process over again, only to running into a duplicate situation ….and time is wasting.

There are many advantages for both BUYERS AND SELLERS

No red tape
No points to pay
No conventional loan requirements to meet.
No certain down payment to come up with
No meeting Federal Guidelines.
No closing delays
No bank fees or application fees
No piles of paper to process before closing
No questions regarding stated income – assets –stated reserves
No requirements for tax returns
No bank statements
No W2’s
No escrow accounts
No termite inspection reports
Seller financing helps people get the funding they need to buy your house.
Sellers are happy to have sold their house.
Quicker closings (days rather than months)
Less expensive closings - quicker sale
Flexible down payments
Flexible terms
Easy qualifying

WHO CAN USE SIMULTANEOUS CLOSINGS?

Anyone can use this type of closing, however, this works best for people who:

Can’t qualify for conventional mortgages
Have less than perfect credit
Where the house’s value is higher than the appraised value
When the house has been listed for many months and has not yet been sold
Works terrifically for people who have high equity in their homes
Works for anyone who no longer have a mortgage on a property
Works for anyone who is in a rush to sell his or her home to relocate and need the cash now…

Together both the buyer and the seller get together and agree upon certain terms that both parties can live with and meet without any serious complications. Before creating a note all parties agree on the terms of sale, purchase price, interest rate, and amortization.

Because there is what is called in the industry (no seasoning) with seller-carry-back notes, the owner of the note (seller) immediately sells the note to an investor (me) at a predetermined and guaranteed price, at the same time that the transaction closes that same day. For the agreed upon price.

If you own property and want to sell, or if you are a developer/builder and don’t want to deal with real estate agents and bank loans, we can help you create a mortgage note and then sell the note for CASH at closing, often times this will speed up the SALE process of selling your property.

Once a seller decides he wants to use a seller-carry-back note:

A. The following needs to be known:

What is the motivation of the seller to take a discount?

Why does he/she want to sell?

Why? Why? Why?

Once it can be established that we would be working with a motivated seller,( not a time waster) we can proceed.

B. The following also need to be known:

What is the sales price?

What is owed by the seller on the existing mortgage?

If the seller has less than 25% equity in the property based on the proposed sale price, the deal is unworkable.

When it is known that there is equity, the we need to:

Look at the credit and qualifications of the buyers(s).

Have the buyer(s) fill out and sign a standard mortgage application. (Like Fannie Mae)

We should look at the qualifications of buyer. The monthly payment of principal, interest, taxes and insurance (PITI) should not exceed approximately 28% of the gross monthly income of the payer(s). And once recurring monthly debt (Visa, Sears, school loans etc.) is deducted from the monthly income, not more than approximately 36% of that number should be used for PITI. If the buyer is qualified continue. If the buyer is substantially unqualified to make the purchase, stop now.

If qualified we need to:

Know how much cash the buyer has available for a down payment.

What is their comfort level of a total monthly payment (PITI)

Deduct the approximate cost of taxes and insurance because it is only the principal and interest portion we are interested in now.

Now is the time to begin working on the potential note.

Use the P & I from the buyer.

Use an appropriate term, 15 to 30 years.

Use an interest rate a point or two above the current hard money lenders (ex. 9.5% to 10.5% for residential and 11.5% to 12.5% for commercial. Insert these numbers into a financial calculator and solve for PV which is the approximate amount of the loan the seller will have to make to the buyer.

Balloons are better than straight amortizing loans. If acceptable to the buyer, a balloon payment is inserted into a place in time where the balloon amount does not exceed 80% of the sale price for residential or 70% for commercial. For instance, if the sale price of the house is $100,000 and the balloon at 60 months is $85,762.21; move the balloon out to 96 or 120 months until it is below $80,000.

If the seller does not have a buyer in mind he or she can advertise his house as in the example in the above question as follows:

The seller advertises their property with "SELLER FINANCING" increasing his/her market response by 1/3 by offering :

1. Easy Qualifications

2. More Flexibility

3. Low Down Payments

EXAMPLE AD PLACED IN LOCAL NEWSPAPER:

HAVE IT SOLD IN 1 MONTH:

FOR SALE BY OWNER

ASSISTANCE PROGRAM

Seller Advertises with Seller Financing

National Notebuyers does all the rest, including:

Pre-Qualify Buyer

Purchase Agreement Negotiations

Disclosure Statements

Financing Assistance

Purchasing Note From Seller

Have Questions?

Or call us at 413-592-3381, send us an email at richard@maxicash.com or request a phone call from us.

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Phone: 413-592-3381 Fax: 413-594-5516 All rights reserved.
Revised: February 25, 2010 .