12 Days Of Note Investing - Day #6 Buy A Full And Sell A Partial

[Tracy Z. Rewey]

Looking for residual income with notes? Does a future income stream of $1,000 per month for 10 years on just one deal sound too good to be true? While not typical on every deal, there are transactions where the Buy Full Sell Short strategy can be used to retain future or tail-end payments.

This technique is based on your purchase of the full payment stream from the note holder/seller with the resale of a shorter payment stream or partial to an investor.

This enables you to earn a fee on the initial sale of the partial to the investor AND keep a portion of the future payment stream. These payments remaining after a partial investment has paid off are also known as the tail-end or back-end of a cash flow note.

Sounds a bit confusing? Let’s look at an example of the strategy in action!

We were approached with a well-seasoned note secured by five retail strip mall type commercial units. The units had been purchased by a religious organization to use as meeting facilities.The particulars looked like this:

• Sale Price: $135,000
• Down Payment: $10,000
• Original Balance: $125,000
• Terms: 10% interest payable in 360 payments of $1,096.96 per month
• Remaining Balance: $121,245.48
• Remaining Term: 306 months

We negotiated to pay $92,804 for the full purchase of the remaining 306 monthly payments.We took a full assignment and purchased the entire note payment stream from the seller.

We then negotiated to sell a partial of 186 monthly payments for a purchase price of $95,046.

We realized an immediate profit of $2,242 on the sell of the note AND retained the right to receive 120 monthly payments of $1,096.96 each commencing in 15 ½ years.

To recap:

• Payments bought: 306
• Payments sold: 186
• Payments retained: 120

A referral fee of $2,242 was made at closing but even better; we retained the rights to a future residual income stream totaling over $130,000 ($1,096 payment x 120 months).

All from harnessing the power of compounding interest using the Buy Full Sell Short strategy or the tail-end payments on the note.