Steve D Valentine explains lease-option deals: a buyer locks in a purchase price and builds equity through rent payments while waiting to qualify for a mortgage, and the seller gets steady income without a vacant property. Both sides avoid the worst of a high-interest market.
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All right, I'm about to blow your mind with this one creative strategy. And it works whether you're a buyer or a seller in this current market and it creates a win win strategy for everybody. Are you ready? I'm actually doing this on some of my own properties right now, some investment properties that we own to try to create a win win for everybody. So right now we're having issues with qualifying for the buyers because of the higher interest rates, sellers having an issue because there's not as many qualified buyers out there in the market right now. So what if we were able to do the win win for everybody? Now there's obviously some, some staggering variables that come in here and come into play, but I think it's worth exploring. If you're a buyer or a seller and if you're an agent, this is something to take and go, maybe this works, maybe I can talk to the selling agent about this. So here's where the pros are. A seller, if you were to do a lease option right now and let's say your house is listed at four and a quarter and the buyer doesn't qualify at 7.5% but they qualify at 6% and they have a lender that says yes, this person is qualified at 6%. Now what if you were able to sell to them with their 3 to 5 to 20% down payment so you get a little bit of cash influx on it as an earnest money non refundable deposit and you, the buyer are now securing a property with a locked in price in order to have a lease. That would be the same amount of money as what your mortgage would be at 6%. Now here's what it looks like. So seller is going to agree to do a lease purchase which requires a rental agreement and a purchase contract and then all, all the other terms are negotiable, the price is negotiable, closing costs, all those things. Now the buyer's going to put a down payment down to secure that. The buyer is going to do their typical home inspection, do all the things to negotiate that before they move into the house. Now you've also seen a lender pre qual that says yes, the minute the rates are at 6%, this person can close on this house. The seller is not sitting on a vacant house. The buyer has gotten into move into a house that they are leasing and get to close on the minute the rates get to the point. So here's what's happening. We are solving everybody's problem. The seller doesn't have the drain monthly they have something that's covering their cost of living in that house or owning that property, because the rental payment is going to be equal to PITI of what their down payment and their 6% interest rate would be with taxes and insurance. So that's all a plus. The buyer gets to get a locked in price. And they know the minute the interest rates come down, they can go ahead and complete the purchase that they've agreed to with the seller. And it's a win win for everybody. Now here are the cons to this. Unfortunately, depending on the negotiation, the real estate agents might be holding on to getting a commission down the road. The good news is, is that you might have a pipeline of five of these things that all of a sudden close all at the same time, which is a big windfall at that moment. The great news is though, is that the buyers are getting into a place, they're getting to get a house that they want, that they know that they can close on. The seller is alleviating the draw on maybe a vacant house or it's helping them go ahead and move on to the next thing. And again, another con is if the seller is looking to buy another house, they may have to wait a little while. So it really just depends. But this is a great way, especially on vacant properties that really might work to solve the problem for the win win. So explore the lease option or purchase option that might work for the buyer and seller to come together and create win win. And that is what this business is all about, is if we can connect the dots and facilitate a win win for both the buyer and the seller. That is the ideal situation for everybody. So give it a shot. Lease, purchase, rent to own, it's all pretty much the same thing. And there's no perfect way to structure it. It's whatever two parties are going to agree on and I think it creates a great win win in this market.
