Suggestions Needed for Creative Deal Structure

[David Flanders]

Good afternoon. Can someone suggest the best way to proceed under the following scenario? I'd like to make this deal happens if possible. I want to buy a house with an ARV of $240k. The property needs $32k in repairs, including foundation issues. Right now the property is unlisted and owner is represented by an agent (who is a friend of mine). The agent and owner are also friends. The owner needs to sell because she had a stroke and needs to move into assisted living (but still would like a 60+ day closing). The mortgage is all paid off. No debt on property. We made an offer using the 70% rule but I'm anticipating that will be rejected. Is there another strategy we can use to make this happen? I'm researching seller financing, but I'm unclear how that will be an improved deal for the owner (which is what we need to show if cash offer is rejected)? She isn't going to want 5+ years of payments, but I do know that she is open to creative ideas, as her place will be hard to sell on the retail market and since it's unlisted we don't have a lot of investor competition. Thank you for any ideas you may have.

[Jon Lee]

Hi @David Flanders...one option is to make the owner your partner in the deal.  Here are some further considerations:

• She might need some money upfront but not ALL the money upfront.  Give her a certain amount to help her make her move but have her carry the rest while you rehab the property.
• Once you rehab the property, she can get her remaining balance at closing after you fix & flip the property.  
• Chances are you will be able to stomach the smaller profit margin since you don't have to worry about monthly debt servicing.
• You can offer her 70% and and split the rest of the profit with her depending on what you agree to together.
• I make the assumption that you are looking to flip the property but if you are looking to do seller finance for the purposed of holding the property; you can do an amortized note for 2 years (10, 15,  or 30 fixed depending on your cashflow) which would give you enough time for seasoning so you can refinance it later.  She will probably still need a down payment though.

Hope some of these ideas help you come up with something.