All Forum Posts by: Dan Dwyer

@David Dey

I came to this late :(

Understanding junior liens and partnering with sellers are super good ideas.

Everyone tries to protect their positions in debt instruments.

Once the junior lien is taken care of, Creative transactions can be created

I like looking for expired listings and finding dated older houses, let's say 200,000 ARV, needs 20,000 in work

Wholesaling offer is not great for this deal, after the Wholesaling fee it's about 115,000 net to the seller

What else can be done? 

Joint venture with the seller, offer to give Equity in a note, and pay off that note within four months

Use private lender money for the rehab, create a second note

Third note, give yourself 10,000 as a joint venture fee

Use a joint venture agreement, agreeing to buy, Fix, and resell within 4 months

Seller is happy, makes 150,000 net vs 115,000

Other creative note structuring investors are...

@Ellis San Jose

@Rick H. 

I will absolutely follow up on checking out the words, wisdom, methodology, and strategies used by both @Ellis San Jose and Rick H..

To @Brian Gibbons you have made it abundantly clear to me that you are no slouch yourself in the's matters.

This post that I quoted you in fills my nethers with all sorts of warm and fuzzy feelings. One of my goals as a RE Investor is of course to make money but my mission statement is 100% based on solely creating win/win transactions for all involved parties where everyone in a given transaction benefits. At present I am working with a seller that the strategy you just mentioned could be a perfect fit for. I do my best to add solid value to every relationship I form both professionally and personally. Off the top of my head I'm not sure what I can offer you. None the less you come off genuine, sincere, interested in helping others grow, and knowledgeable in this area.

If you could find it in your heart and busy schedule to delve into this strategy's outline, timeline, involved parties, and such with me. I would be more than willing to negotiate a piece of the profit pie to you if you can assist me with moving this property towards a successful close. I apologize if I seem ignorant of certain issues I should already be aware of. I am doing my best to grow and learn in as a methodical means as possible unfortunately that also results in the asking of others who know more than I to help me out.

So, you're sitting across from your seller. You've jumped all the hoops, you set up your financing, you brought this deal to close and your seller has received his check. You're done, right??

Not unless you want to walk away from hundreds of thousands of dollars just waiting to be claimed.

There are two questions that I ask my sellers that 99% of the other investors out there never ask and as a result do just that, leave countless money on the table.

So what are these two magical questions that, should you ask them, will have you rolling in the dough? (Or at least get a bunch more deals and money)

Well with no further ado, here they are!!

(Drum Roll Please!!)

Question 1: So, what else have you got to sell?

This sounds extremely simple, however there are so many deals that we miss by not asking that simple question.

Just yesterday, we closed on one house in NC and found out that he had a second house in exactly the same situation.

A month ago, a defaulted investor that we bought one house from ended up have six more and as a result, we were able to take control over 7 houses for $1500.

This question applies to the multi family and commercial field as well. After purchasing a large multi family property with an amazing price and terms, with deferred payments etc... I asked the seller the magic question, "do you have any other properties that you are interested in selling?"

"No," he replied. "I used to own 5 other properties just like this but sold them last year." "This is my last one."

Ok, so that one didn't actually pan out, but imagine if I had reached out to him a year or two earlier. I could have bought 4 more properties with these exact price ranges and more importantly, terms.

Question number two: "Sooo, now that we've closed, whatcha gonna do with all that money???"

Raising private money is not 90% about credibility, it's 100% about credibility!!

You're sitting across the table from your seller. You've solved his problem. You've made him money. You have great taste in property. (you bought his) Let's face it, you will never be at a higher point in credibility with this person than you are now.

Chances are he will use some of the money for bills and such, maybe a nice something for himself. Then he will put the rest of it into some kind of investment vehicle, a CD or such.

After he has responded with this scenario and you've asked him what kind of returns he makes on his investments, you then inform him that the transaction you just did with him made your investor 8-10% or what ever amount on his money.

I can't tell you of all the sellers I have converted into backers by starting out with that second question.

So when you've enjoyed all  finished your closing, and are shaking your sellers hand, just remember... You're not finished yet.

Hope this helps

@Steve Christensen

Yes, there is.

1. Use transactional funding and close.

2. Use a business entity with your buyer, then step out with your interest.

3. Use A TIC, the contract can stipulate that you are to take title as tenancy in common with an undisclosed principle.

#1 is the most expensive way. 

#2 is done with the proper LLC set up and either the buyer or you can withdraw from the entity as a member, if the buyer steps out, they take the property with them, simply file a deed of conveyance after settlement.

#3. Is the least expensive, take title together and quit claim your interest to him, this is when you earn your fee and you're transferring your interest, not a contract. 

Instead of trying to circumvent laws, just use them :) 

@Steve Christensen

Yes, there is.

1. Use transactional funding and close.

2. Use a business entity with your buyer, then step out with your interest.

3. Use A TIC, the contract can stipulate that you are to take title as tenancy in common with an undisclosed principle.

#1 is the most expensive way. 

#2 is done with the proper LLC set up and either the buyer or you can withdraw from the entity as a member, if the buyer steps out, they take the property with them, simply file a deed of conveyance after settlement.

#3. Is the least expensive, take title together and quit claim your interest to him, this is when you earn your fee and you're transferring your interest, not a contract. 

Instead of trying to circumvent laws, just use them :) 

Most definitely! The word "investor" has a bad connotation especially with the general public. I don't use it in general conversation. As far as they know, I'm just a regular person looking for homes to buy!