The first thing required to make deals in real estate is to overcome the fear of doing what is necessary to get properties under contract. Only then can you sell a property to willing buyers.
Obviously, if you don’t make offers, you won’t get deals. Having a “due diligence clause” and an assignable contract should help because you can sell the contract to a buyer if you find one or get out of the deal if you can’t without costing yourself any money.
For some people doing deals comes easy. Some investors even make money without using any of their own. The way to make money starting off without using your own money, or by using very little of it, is to get properties under contract and then sell those contracts to rehabbers or landlords and landladies.
Even if you only buy a home to live in, the home appreciates as the years go by and equity is gained as the mortgage is paid down. Naturally, most investors want to make more money and gain faster returns than just that.
The concept is simple: buy properties for less than you sell them for. When wholesaling you don’t even have to buy the property. Just get the property under contract at a price that allows a rehabber to buy the property from you at a higher price so you can make some money. By having a property under contract you have the right to purchase it if you so choose or you can turn those rights over to a buyer. As an exit strategy you should have a “15-day due diligence” clause. Never forget that this is how you protect yourself if you can’t use or sell the property.
The best way to remove the fear of making offers is to have a “due diligence” clause that allows you to get out of any deal for any reason during the time period of the clause. Here is an example of an effective due diligence clause that will allow you to just walk away as long as you exercise the clause with written notice as indicated in the clause itself: “Commencing upon receipt by Buyer’s Agent of a mutually executed Agreement of Sale, a Fifteen (15) day period shall begin (the “Due Diligence Period”) during which the Buyer shall have the right to carry out and perform all reviews and investigations deemed necessary by Buyers, including, without limitation, a physical review and inspection of the conditions of the buildings and the soil, environmental inspections, review of title, review of zoning, and review of any permits and approvals for property deemed necessary by Buyer. If Buyer, in its sole discretion, is not satisfied with the review, evaluation or investigation during the Due Diligence Period, Buyer may terminate this Agreement by written notice to Agent for the Seller prior to the expiration of the Due Diligence Period, and at such time, shall receive back deposit and neither party shall have any further obligation hereunder. If such notice is not given, this Agreement shall continue in full force and effect in accordance with its remaining terms.”
As you can see from the due diligence clause, there is nothing to fear. But, you may decide to be fearful anyway. If so, it is time to do a little soul searching. We can help. Give us a call on the Advisory Line.