In many streets in North side numerous sheriff sale placards now mark out Jacksonville foreclosure homes for all to see.

Jacksonville has foreclosure rates that are among the highest nationwide. Foreclosures have increased significantly as the rate of delinquency on sub prime and adjustable rates mortgages has increased. It?s a state wide problem, and Florida is one of the four states that contribute the bulk of the nation?s foreclosures.

Jacksonville is noted too this year for an oversupply of residential property and a volume of foreclosures that are obvious in all neighborhoods, affecting all house price ranges and every income group. A predator?s delight? Could be.

The largest city in Florida has more than one million residents included in the metropolitan area stretching over 4 counties and 3 beach cities. It has a diverse manufacturing base, an extensive port of entry, and the US Navy is the largest employer. Tourists and retirees are attracted to this vibrant city which is noted for its very distinct neighborhood differences in style, architecture and ethnicity, all connected by a multi service transport system. And a significant and increasing number of properties repossessed by lenders.

The bargains are there to be had by buyers of all stripes; investors, young family first home buyers, budget conscious retirees. Knowledgeable local realtors will guide you through the listings of bank and mortgage company, HUD and other government institutional property that compete with both the traditional housing market and with increasing numbers of single and multi family homes in pre foreclosure for wary buyers? attention. You?ll secure greater discounts on the REO that has been on the books for some time, but beware; the price must be low enough to compensate the buyer for the entire repair to return the home to a fair standard. Among the pros of buying from the lender owner, these properties have unblemished titles and any eviction is the responsibility of the seller. Looming largest among the cons is that ?as is? clause, it just isn?t smart to consider the leads where a full inspection is not possible before making an offer, or a conditional clause in the offer is not acceptable to the seller. Consider the pre foreclosure with a level of equity if you find that gem by all means, beginners will need good advisors, an eye on risk, stamina for a steep learning curve and lots of discipline and patience. Good hunting!

Present conditions involving the country?s political and economic stability have prompted most potential investors to review the viability of investing in real estate. As the world political arena continues to be a volatile environment, it is not surprising that people no longer feel confident in acquiring investment properties. However, with all the variables in place, it is still a reasonable to assume that in the decades to come, real estate owners will continue to build their wealth and enjoy the appreciation of their investments despite the fluctuations in other markets.

While it is true that analysts have noted a decline in the real estate market, this is not predictive of future performance. Several factors remain in effect, supporting the steady rise in investment property prices. A careful study of these environmental factors will prove essential in accurately assessing the potential of investment properties.

First and foremost is the yearly population increase in the country. Every year, as the number of people who need shelter grows, so will the demand for quality homes and real estate. In addition to these, the portion of the population that left home to begin their own families will put an added pressure for property owners to supply them with more options for accommodation.

Another factor affecting the environment for investment properties is urbanization. The country?s metropolis areas are growing at an exponential rate, with more and more people competing for a space in the increasingly crowded cities. As such, owners of investment properties stand to gain the most from the high and continuous demand.

Globalization is also another factor affecting the environment of investment property buyers. With people increasingly capable of moving to another country to pursue their dreams, they bring with them the increase in demand for space and shelter. It is curious to note that countries can no longer consider their populations as based on their indigenous people but in combination with the other ethnic groups that have travelled from other countries.

Development in urban areas has steadily increased over the past few years. Although the majority of potential buyers remain fearful of the overlying economic state, a select few have recognized a rare opportunity for buyers of investment properties. There is still the rise of demand for properties for rent or lease. Also, developers are consistently offering better and better packages to inject enthusiasm in the market. In the middle, the buyers will ultimately benefit the most, enjoying attractive incentives from the developers as well as a constant stream of renters for their investment properties.

Considering all these factors, it can be said that the current environment for investment properties acquisition remains positive and optimistic. In the face of political and economic uncertainty, it is reassuring to see that sound investment judgment can still lead to profitability and success. The basic demand still exists and opportunities should not be missed. And despite some investments being highly affected by temporary trends, buying investment properties remains a sound financial strategy for prosperity.

When it comes to real estate investing and performing joint ventures, I hear this sentence a lot! “Aaron, I can do ALL that myself!” And my obvious response is, “You are right. You can! BUT you won’t and you shouldn’t and here’s why. The time and money that you would have to invest to do what we do just isn’t worth it. Your greatest and best use is with your family and your other life endeavors. Here is a list of everything we do and you tell me when you’ll have the time to do ALL this and also have the desire to invest as much capital as it would take to do what we do!”

Here is what we do at www.painfreeproperties.com, everyday!

? Identify up to 30 structurally sound, investment caliber properties weekly with resale values well in excess of the purchase price in 20 metropolitan areas throughout the U.S. in quality neighborhoods with high rental rates and in cities with stable employment.

? Negotiate directly with bank REO departments for direct purchase of multiple homes in bulk.

? Contract home inspectors to give thorough examination to key areas of the home including: foundation, electrical, roof, plumbing, etc.

?Contract entire teams of skilled and licensed laborers to complete home renovations on time and on budget with work meeting or exceeding local municipal building codes.

Then I ask, “Still want to do it on your own??”

We still aren’t done. We also:

?Deal directly with the counties and title companies in order to have clear title to the property with no phantom or ghosts liens appearing after purchase.

? Identify and qualify families through a rigorous background, employment and credit screening for execution of a $90,000, 15 year land contract in a land contract exit strategy.

? Identify and qualify families through a rigorous background, employment and credit screening for execution of short to medium term rental lease in a buy and hold strategy.

? Contract and employ reputable and experienced property managers to assist with collection of rent and other tenant services.

? Identify and qualify families through a rigorous background, employment, home loan and credit screening for immediate purchase in a fix & flip exit strategy.

? Identify and contract local real estate agents to assist in the successful marketing, value determination and availability of potential buyers in each local market.

? Continue to service the property as long as long as you have possession.

? Identify network of available note buyer for the land contract.

?Complete a land contract sale transaction in the open market.

As you can see, if you’ve made it this far, there is quite a bit of work that goes in to what we do! I once calculated out what it would take an investor to do what we do for just ONE week and I determined that cost to be approximately $92,000!

We offer all of our homes fully renovated for $31,900. You will be hard pressed to find this kind of effort & work put into a property at such a low wholesale cost. We keep the costs low and the rates of return high for our investors. The time to act is now before the recession ends and homes begin appreciating and the prices of these homes begin to go up.

The one thing that has always kept intelligent, educated, financially able people out of the real estate market is TIME!

That is where we come in! We do 100% of the leg work for you and you yield the lion’s share or the profits! We consider every transaction to be a

WIN-WIN

for all parties involved. If you haven’t already filled out the investor form please do so now at www.painfreeproperties.com/actionplan.html and start on your path to a fantastic, rewarding and fulfilling journey as a professional real estate investor!

For more information you can visit us at www.painfreeproperties.com

If you are looking for a way to make your hard earned cash grow, then the best way to do it is to invest on real estate. There are a lot of investment properties in the market right now that are ripe for the taking. It only needs a dedicated investor to make the most out of it. But how do you know that this is the best property for your investment? How do you get to know about your dream investment property? How will you find out about that perfect property for your investment?

A lot of good investment properties have gone to waste because people do not know about it. With investments, the timing is essential since the market fluctuates almost every day and the needs and demands of consumers constantly change. But without knowledge on where to see and buy this type of investment property, how will they be able to invest on it.

The perfect investment property will not just fall on your lap, ready for you to buy it. You have to search for those investment properties through forming your own network of people who are quite willing to give you information on the status of certain real estate properties in their area. This entails a lot of work on your part just to be able to find several investment properties that you might be interested in.

Another way of looking for investment properties, that needs less manpower and yet gives a more reasonable and substantial outcome is using the World Wide Web. The Internet is a gold mine of information that is available with a click of the mouse so you will be able to search for those people who have advertised their real estate property on line. And using the Net, emails can be sent to those owners to ask for more information on their property. Collating what information you have gathered will help in deciding on the perfect investment property for you.

The last and probably the best way of searching for investment properties is by using the website of a reputable real estate company in your locale or the area where you plan to invest. With a realtor, you are able to get a long list of possible prospects for an investment property. Most sellers prefer to let a realtor handle the sale of their property so they have exclusive rights to sell it wherein you, as a prospective buyer will be able to access information about it and decide if you like it. They will also tell you right away if a certain property will be difficult to handle or that it has any problems connected with it. They also provide tips and other useful materials to help you decide on the type of investment property you want to have.

Searching for an investment property may be a dreary task to do but with the help of a trusted realtor, you will be able to find what you want and even get the best deal out of it. Talk to your realtor now on the investment properties they have for you.

There are a lot of different kinds of real estate properties available in the market today. But not every property makes for a good and sound investment. You have to be on your guard before you decide on what property to buy. It isn?t something that you rush into doing. You have to do some background check first on the property you like. You also have to prepare several forms and paperwork pertaining to the condition of the property. You have to talk to the owners and do your own inspection of the property. Aside from these tasks, there is also the need to check out the market to see if purchasing this property would be a wise move as an investment. Then, if you are fully decided on the matter, there are still additional paperwork to accomplish plus the haggling on the selling price between the owner and you, which may or may not lead into a sale.

These are just a few of the things that should be taken into consideration when you are looking for a property you are going to use as an investment. Another is the problem of deciding what kind of business or scheme that is fit for your property to give you positive returns on your investment. It does not end in the purchase of the real estate property. It is actually the start since the investment side of the property comes in when you decide on what to do with the property. People consider a lot of factors before finalizing their plans for their property. Is it good for a restaurant or a store? Do you want to sublease it to foreigners or locals? Will you allow kids to live in this property or it will depend upon your interview of your tenant? These are some of the basic questions that you have to ask yourself when you talk about having an investment property.

You would wonder why you have to go through all these processes just to be able to get an investment property. The answer to this is because you want to be sure that the property you are purchasing will truly give you a return in your investment and a steady profit later on. You wouldn?t want to buy a property that will end up a losing proposition, with you having to shell out money in order to make your investment work.

Finding good investment properties is the first step in making your investment a success. Premier business people always point out that in a business it is always the location that matters a great deal, which will dictate the success or failure of your business. If you have found the right place, and decided on the right business to set on that area, then you would be on your way to financial freedom using the profits you get from your investment property. So make sure to exhaust all means before finding that perfect property for your investment.

Most people are intimidated by the prospect of acquiring investment properties. This fear often stems from the fact that potential investors are so preoccupied with what they perceive as the proper time to buy that they pass up opportunities along the way. Some people on the other hand are unsure as to how to choose the best property to invest in. Buying real estate specifically as an investment property guarantees several benefits that are superior to other investments like stocks.

Investment properties are a source of reliable and steadily increasing income. Rent and lease income can be a reliable and more convenient source of income for a wide variety of owners. Moreover, the value of the property itself appreciates through time. With the population increasing yearly, the demand for real estate properties will remain a constant even in the years to come.

The crucial point is choosing which of innumerable options would constitute a good investment property. The first characteristic of a good investment would be the intrinsic value of the property. Ideally, the investment property is bought at a price that is lower than the real intrinsic value so that upon purchase, a profit has already been made.

A buyer should ask himself how long he plans to keep the property. If the intention is long term, he will need to consider expenses relative to the investment property such as repairs, maintenance and taxes. Investors should choose properties that offer income greater than the expense needed for maintenance.

The next major consideration for any investment property is the risk factor. It would do no good to drain the investor of his assets by investing in a risky property. It is also healthy to consider having an exit strategy. This means studying all the possibilities, even those that can happen when things don?t go according to plan.

Finally, review the characteristics of the potential investment property. The location of the property is the primary characteristic that will determine its feasibility and profitability as an investment property. The focus should be on a steadily increasing income and a positive outcome. A common pitfall for some investors is the temptation to be greedy in having a speedy and unrealistic return. By concentrating on a more realistic expectation, buyers are less likely to be attracted to unreliable investment options.

Especially for long term plans, it would also be beneficial for the buyer to avoid the lure of trendy purchases. Just because the rest of the herd is snapping up a particular investment, it does not make that particular investment more reliable. A buyer should rely on rational study instead of emotional judgment in making such an important selection.

All in all, a good investment property is characterized by its suitability to the financial capability of the buyer as well as his investment time frame. It is also characterized by the present and future income to be generated, as well as its suitability to the future goals of the buyer.

Buying investment properties remains the best and quickest way to increase net worth and income yearly. However, the question that investors want answered is how to find lucrative investment properties in today’s market.

The task of choosing an investment property from among hundreds or thousands of offers is a daunting one indeed. Many investors are even more apprehensive when faced with stories of loss due to misrepresentation or fraud. What every investor needs is a reliable source of information and advice to rely upon while making this very important decision.

Buyers should also of course do their own research into the suitability and affordability of a certain piece of investment property. However, it would be very useful to rely on the expertise and experience of a company that would have consultation services. In this way, possible obstacles can be foreseen and a more comprehensive study can be made.

In choosing from the many companies claiming to help investors to locate and purchase the ideal investment property, buyers need to consider a lot the overall entity. A larger company with an extensive network may be able to offer more options to choose from.

Also, investment properties need to be studied in connection with the demographics of the area. Certain key points mark areas that are offer lucrative investment properties. First of all, the demand for real estate or housing should be greater than the existing supply. This forms the basic tenet for investment in order to realize income from the property immediately.

Another key point to consider would be the consistent and significant influx of population migration into that area. This way, even with additional supply of competing properties, the buyer is assured of a regular additional injection of demand from the immigrating people.

Employment opportunities in the area should also be above adequate. This means that the people who make up the demand have the opportunity and means to afford the housing and rent that the investment properties supply. A robust local economy will allow the renters also to provide more and more jobs to the people who continue to come in. This is directly related to the next key point which is income growth. The earning power of the people in the area should steadily increase with time, so as to allow rates for rent also to be increased.

Lastly, there should be a strong demand for properties for rent in the area. Although some areas may have a robust local economy and a steady migration of new people, if the demand for that area is for owned property alone, then rented properties may not be as lucrative.

As such, finding a lucrative investment in today’s market is attainable with a little research and certain factors in play. Buyers should thus remain optimistic that there are still many opportunities for profitable investment. A little homework and the help of a reputable real estate institution would be a move in the right direction.

During the past couple of years we’ve all seen a tremendous change in real estate in the country.??

This change actually has spread all over, businesses loosing money while gas prices are extremely high.

The real estate market has become a big issue for all of us out there, we’ve seen many homeowners loosing their homes and struggling to find a home to rent because of their credit.

What happen to us?

Remember the bubble 4 years ago?

That’s exactly the answer, from years of prosperity and times of spending, traveling and investing in stocks and real estate, we are now experiencing another bubble but this time the bubble is going in a different direction and we are wondering what to do.

So real estate was going down and it’s still going down, some economists say that it will get stable?in 2 years from now.

The sellers market became a buyers market, and today we all know it by now.

Investors and renters that saved their money for better days to buy to make money are in the market today, that’s making the real estate market busy.

Real estate agents that learn how to change with the market also learned how to make money from the changes, these real estate professionals are making lots of money and while we are all struggling for business they’re making the business.

Today you can get a home directly from the banks for almost half the price.

I’ve seen homeowners that are so desperate that they’re willing to give their homes for free, just come and take their loan and continue their payments.

On the other hand, investors are looking to buy homes in bulk, they can get homes $.50 on the dollar.

Some banks like bank of america and countrywide are selling hundreds of homes in bulk to investors at a discount prices.

So real estate agents are busy getting hundreds of listings and reo’s from banks, then they’re selling these homes at a low price to future homeowners and investors.

It’s definitely a buyer’s market like we had in the early 90′s, so if you’re an investor or a homeowner.

This is your time!

DFW Foreclosures

Mortgage companies and banks own houses because they have acquired them through the foreclosures process.? These homes are called REOs, short for Real Estate Owned. ?When banks obtain homes through the foreclosure process, in most cases, it is because no one at the foreclosure auction bided the minimum amount, usually the amount of the existing mortgage(s), unpaid interest, penalties and legal fees.

At first look, it may not seem as though foreclosures are a good deal.? After all, if it was a good deal someone would have bought it at the foreclosure auction, right?? Also, if the bank wants to sell its inventory on the open market for the amount that was once owed to the bank by the previous mortgagor maybe they are trying to sell it for more than it is worth? With all that said, here are two reasons why an REO can be a great deal ?value? to you.

• If two loans were obtained to buy the property (which is very common these days), the second mortgage holder sometimes does not foreclose. If the second mortgage holder does not make up the back payments to the first mortgage holed, including and back interest, penalties and legal fees and file its own foreclosure proceedings, the second mortgage holder will get wiped out in the foreclosure proceedings of the first mortgage holder. Many second mortgages comprise 20% or more of original market value
• Not being in the real estate business the bank does not want to sit on its inventory. Since it did not receive its minimum bid from an investor or home buyer during the foreclosure sale the bank is likely to price that REO home for less, just to get rid of it and to get if off their books.

About REO Listing Agents????????????????????????????????????????????????????????????????????????????????

There are many web sites available to find DFW Real Estate and DFW Foreclosures, your DFW Realtor can also find them in the DFW MLS. ?If you ask your buyers agent to search MLS for “REOs,” you will probably find that a very small handful of real estate agents specialize in listing REOs for sale in your neighborhood. ?Don?t take a chance on a Realtor that tells you ?sure I specialize in REO property?.

Here are tips that will help you when searching for DFW REO listing agents:

• Most REO listing agents list only REOs, not other type of property.
• REO listing agents often give commission discounts to the banks and mortgage companies in return for their business, because these REO agents deal in volume.
• REO listing agents make money by either selling a lot of REOs or operating as a dual agent, both listing the home and assisting the buyer in buying the same home. ??In Texas this is known as an ?Intermediary?.
• REO listing agents generally represent the seller, not the buyer but can operate as a dual agent.
• REO listing agents are typically top-producing agents because of the volume of business they conduct.
• Some REO listing agents are so busy that they hire assistants to handle calls.

?

About Hiring a Buyer’s Agent

Unless you have direct experience negotiating with mortgage companies and banks, it will do you well to obtain representation by hiring your own buyer?s agent. Be sure you interview three buyer?s agents before you select one.? Choose one that has a lot of experience with foreclosures and REO homes and one that is professional and you feel comfortable with.

• Buyer’s agents have a fiduciary (legal) responsibility to protect your interests.
• Buyer’s agents are usually paid by the seller.
• Buyer’s agents represent you, not represent the seller.
• Buyer’s agents may ask you to sign a buyer?s broker agreement, which will lay out the agent?s???? duties to you and it will also specify who pays the commission.
• Hire a buyer’s agent who has experience working with REOs.

About Negotiating with REOs

If the listing is relatively new to the market the bank usually will not come down much from its asking price. You will have more negotiating power if you make offers on homes that have been on the market for longer than 30 days. Here are more tips:

• Banks negotiate bulk discounts with title and escrow companies. If you choose to use the bank’s title & escrow company, check the fees that these companies are going to charge you. In general, fees not paid by the bank but paid by, you the buyer, will be higher because title & escrow often make up those discounts by charging buyers more.
• You will likely be asked to buy the home “as is.”? Make your offer subject to a home inspection. Generally, the bank will not make repairs but if a serious problem comes up during the inspection you will have the right to back out.
• Many banks are moving away from paying typical closing cost for the buyer. Some fees such as transfer taxes, county and state fees, are borne by the buyer and not the bank. Banks rarely will pay for pest inspections, repairs or home warranties.
• Expect the bank have you sign their purchase contract and/or addendum to your standard purchase contract. Read it thoroughly and ask a real estate lawyer for advice if you do not understand it.
• If the bank won’t budge on your offer and you receive an offer rejection, wait another 30 days and then resubmit your original offer, with the original date crossed off and your new date inserted. ??Maybe this time the home will be yours.
• It may take 10 days, or more, to receive a response to your offer from the bank.?
• The bank may ask for you to submit a loan application so it can prequalify you; however, you are not obligated to obtain your loan from that bank.
• If you cannot close by the predetermined closing date, in many cases, the bank will charge you a penalty for each day you pass the closing date. Make sure you have a loan preapproval letter from your own lender before submitting an offer.? Without one the bank may not take your offer seriously.

This is the beginning of a lucrative market for investors. The US real estate market has proven over the years to be a sound investment, even in both booming markets and surprisingly, in depreciating markets. It has been a steady performer over the long haul, and now with a significant dip in property values, it’s quite notably the single greatest decrease in values we’ve seen in decades. Good profits from investments can be made in real estate. Both individual investors purchasing in small scale and multi billion dollar investment firms have the opportunity to make great profits. The changing real estate market is proving itself with dropping prices. Investors with foresight should take the opportunity to cash in on available deals. Here are a few ways investors are making a profit in this present day market.

1) Use a realtor to help purchase properties at wholesale. Realtors can be made a part of your wholesale purchasing team. It’s a numbers game when purchasing houses to rehab and retail for profit. You will have to make hard money, line of credit or cash offers until you lock in on a wholesale purchase. For those with limited money, “hard money” loans are used for leverage and buying power.

2) You can wholesale properties to investors. You can put properties under contract and wholesale them to investors or pre-qualified home buyers for a profit. This is done by collecting a list of wholesale buyers. When you get a property to wholesale, you can pick up a phone and call your list of buyers as soon as they pick up a deal to wholesale.

3) A “short sale” is a popular way for investors to wholesale properties to their buyers. This is a process of negotiating with the bank to purchase properties at discount. Sellers often take this direction to prevent going into foreclosure. Banks do this to avoid the costs of paying attorney fees and the headache of foreclosure procedures with the homeowner. Investors can do this one at a time or in volume. There are many instructors who specialize in short sales.

4) One of the most overlooked forms of making money and by far less risky is to be a “finder” of deals. There are different ways to be a finder; you can find an investor who has access to funding and connect them with a motivated seller. If a deal is done, you make a finder’s fee for putting the two together. The fee will range from $500 to as high as $5,000. Keep in mind, the larger the deal, the greater the fee! Always get your fee agreement in writing prior to introducing the buyer to the seller.

5) Currently, the highest compensation is for capitalized investors purchasing bank owned property (known as REO.) These properties have already been through the foreclosure process and re-owned by the lender/bank. Due to the changes in the real estate market and influx in foreclosures, some lenders need to sell off their large inventory of properties in the shortest amount of time. As a result, they can be purchased in bulk at steep discounts.

Large numbers of defaulted loans, record numbers of foreclosures, increased bank inventory or re-owned bank property all contribute to the significant changes in the real estate market. Over the last year, the media has focused on sub-prime lenders, mortgage companies and credit unions having financial difficulty and many going out of business. It’s a good time for investors to look for opportunities with prices taking a down turn.