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Investment Property Performance – Setting Income Budgets and Expenditure Benchmarks

Commercial investment property should be leased and managed to established budgets and benchmarks. Only the very basic of industrial buildings with single small tenants would not need to be so controlled. Office property and retail property would almost always have budgets and benchmarks to reach each year. Tenant mix will also be part of the decision process when it comes to future income and the expenditure for a given property with multiple occupants.

So what we are saying here is that all property performance should be tracked to a financial year budget of income and expenditure. By setting budgets for both of these categories the landlord can target net returns and prepare the property for growth or sale as the case may be. The real estate agent working for the landlord should implement plans and processes to put these budgets and benchmarks into place.

So budgets in themselves seem a basic business function in the property management service of the investment property, although consider these questions when establishing any new budgets and benchmarks for a building:

What happens when the leases come to an end?

Is there a need for expansion or contraction of tenancy space?

Do you need to move tenants?

What happened to the expenditure last year and how will that impact property expenditure this year?

What rent should the building achieve when any new lease is needed?

What are the standards of leasing in both term of years and option term that the landlord requires?

Should an incentive be given to entice any new tenant to lease space in the property and if so what type?

On what basis should the rent be reviewed and at what frequency?

What money should the landlord spend on running the building in the coming year?

What contracts for maintenance works should be re-tendered to gain better economy or performance?

Who looks after the common area in and around the building and how will that be done?

What type of tenants should the building attract and what are the plans to find them?

How long does the landlord want to keep the property and how will that impact the maintenance and letting plans for the property?

The list can go on. Importantly the property manager for the property is helping the landlord with the key ideas and concepts to improve the property performance over the coming months and years.

To set up a new building budget for a property, make a list of questions just like those above and start to set firm and formal answers into a business plan for the property. This will make the property more stable and allow the landlord to achieve greater control as the year passes.

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Investment Property Values Increase – ‘Go Green’ For the Future

‘Going Green’ is what the future is all about when it comes to investment property renovations. I am not talking about a small paint job and replacement of some kitchen and bathroom tiles, although green materials can be used here, but work where windows and doors are being replaced, upgrades to water and electrical supplies and even the materials that are used.

You may wonder why you would bother if you were renovating an investment property. There are two very good reasons why. One is that the resale price should be higher due to popular demand, and two, tenants also want to live in environmentally friendly properties.

ust because a tenant does not own a home does not mean to say they are not environmentally conscious and landlords will reap the benefits as the population starts demanding sustainable living attributes in rental homes.

Ideas for ‘green’ renovating:
– For better air low: knock down walls and open up rooms, open up outside walls and put in wooden folding doors, increase the size of windows
– Don’t put in air-conditioners, the better air flow will cool the house
– To control heat put in double glazing
– Use building products that are green: environmentally green paint, recycled timbers for floors and stairs and other similar ‘green’ products – Put in fresh water tanks
– Install solar heating
– For curtains use natural products and environmentally friend systems
– Landscaping so that it is environmentally friendly – gardens that can be utilized for growing vegetables and plants that are drought resistant

It really is quite amazing the amount of chemicals that we subject our bodies to on a daily basis. I know when I first started making enquiries I just could not believe that some of the most simple items that you use around the house, like cleaners, pillows, mattresses, linen and clothing, are very, very toxic.

To read how some of these toxins affect the body was bad enough, but to find out that some of them like Xylene, Styrene, Toluene, Benzenes, Isocyanate and Trichlorethylen which are emitted as chemical fumes from paints or finishes that we have used for years, is really quite horrifying. Did you realise that Paints and finishes can actually give off harmful fumes for up to five years after application.

Eco friendly paints are now obtainable and one can be assured that they are not giving off harmful fumes to the painter, those living in the house or the environment. Giving consideration to all of these factors, plus many more that I have not mentioned, will put your investment property ahead of others in the rental and selling stakes. You will only reap the rewards by taking steps to own environmentally friendly property investments.

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Why Dallas is a Bull Market For Real Estate Investors

The Key to Sourcing Inventory
Before properties even reach the market, bypass bidding wars by dealing directly with asset managers, purchasing in bulk and in cash. Developing these relationships is essential because it provides exclusive access to the best deals and the best properties, rather than using sources like MLS listings which are universally accessible.

Characteristics of an Ideal Dallas Investment Property
* Newer builds – Phil concentrates on 2003-2007 model brick and slab construction to withstand the extremes of Texas weather.
* 3-5 bedroom; 1300-1700 sq. ft. – This is the optimal size for the rental market.
* $110-140,000 range, renting at $1175-1600 monthly – This provides an excellent rent-to-value ratio of 1% of purchase price or better.
* Neighborhoods with a minimum of 80% owner-occupied/ maximum 20% renter-occupied ratio.

Phil recommends that you “go in with the investor’s eye”, focusing on factors like school system and crime rate rather than getting the rock-bottom priced property. His property rehab strategy emphasizes “economy of scale”, getting maximum efficiency by purchasing materials in bulk. This translates into savings since with each rehab property all major systems and appliances are replaced.

Special Appeal of the Dallas Market
For investment property, the Dallas-Fort Worth area is tops in terms of rate of return, with high rents and a cost of living well below the national average. With no state income tax, renting is especially appealing since tenants avoid the state’s comparatively high property tax. Of course investors recoup that with higher rents. Moreover, Dallas is a city of big spenders, not necessarily savers. Texas ranks at the bottom in credit scores, but this in turn gives rise to a massive rental market.

Financing Properties
Buy & Hold with a minimum of 5 to 10 years investment should be the approach with Texas property, allowing time to offset closing costs. Buy down financing – paying 1 to 3 points up front in order to secure a lower 30 year rate – is equivalent to pre-paying interest. This method yields savings within just a couple years of the loan.

Dallas Highlights
This third largest, cosmopolitan North Texas city is among the top spots for entrepreneurs with appeal to diverse domestic and international businesses. Unemployment in Dallas is under 5% and the city is second in the US in job growth. Housing is priced 23% below the national average, with a robust 90% apartment occupancy rate, translating into excellent prospects for long-term appreciation of investment property.

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Property Investing Hazards

There are a few hazards associated with property investing, mainly being the fact that you could lose a lot of the money that you have invested, and if you aren’t careful with how you borrow, you could easily wind up owing millions of dollars to the banks, and not have a penny coming in each month. This is a very sick feeling, and as an investor, one that I have seen too many people dealing with. One of my close personal friends had to end up filing bankruptcy after having a total of 1.6 million dollars in the bank at one point in time. I’ll tell you the story, but first consider what can happen to you if something like the economy crashing hadn’t happened to him.

First, you have to maintain these houses each month, and there are more than just a few bills associated with this type of upkeep. Second, you are going to have to find someone to either rent the property from you, or completely buy it, and still try to make a profit, all in a short period of time. The longer that it takes you to sell the property, the more money that you are going to have tied into it.

One of my closer personal friends found themselves in this position before the real estate market started to drop. They had seen another investor that my crews were doing work for, that had owned 200+ houses and properties, making a lot of money each month from his rental units, and talking about the ups and downs of the market not effecting him. My personal friend not realizing that it took this investor 20 years to accumulate this type of wealth and net work, went out and invested his entire life savings, almost $1.6 million on enough properties to choke out any investor. He had a solid plan that he was going to flip around half of them quickly, which he managed to do, and then he was going to sell off the other houses slowly. This is where he failed to properly manage his money.

He ended up getting rid of the first half of the houses, and made back a substantial profit on the initial investment in those properties, but after all was said and done, he ended up with a lot more properties that couldn’t be sold, required a lot of work, and were steadily racking up monthly utility and maintenance bills.

Right about the time that the bottom fell out of the real estate market, he began to realize how futile his situation was, and proceeded to file for bankruptcy. When all was said and done, he had more than $1,000,000 worth of debt across 30 properties. This is a sick feeling going from having more than $1.6 million sitting in your bank account and investment portfolio ready to be used at any time, to going to completely broke, divorced, and almost living in his car; all because the investor didn’t plan properly.

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Opting For Buy to Let Investment Property

Are you looking for discounted properties that can provide you with high yields in the future? This may the ideal time to purchase a buy to let investment property. If you simply know the right places to search, you can find the best deals. However, with this type of property, you have to be prepared to become a landlord.

Landlording is a dirty business but if you can change this, you can succeed in investing on the right buy to let investment property. If you’re a new investor, this is the ideal property for you. You have to realize that with this type of property, you can’t expect immediate profits. With buy to lets, you purchase properties that you can rent out to tenants over time.

By holding the property for more than ten years, its price will double or triple. It is your decision to sell the property or hold to it. Most investors will apply for mortgage and they will use the monthly rentals to pay it off. You will only need adequate operating capital to handle the maintenance and other related costs.

Most investors don’t use their personal money when buying properties. This is the advantage if you live in a place where the mortgage is easy to get. Financial lenders have been quite strict in the recent years in extending huge amount of loans because the market wasn’t stable enough. Today, with the economy moving forward, the real estate market is once again promising. You can apply for mortgage loans but you still need to shoulder a greater percentage of the capital.

When purchasing buy to lets, you have to pick those that are located at convenient places, preferably near schools, offices, grocery stores, and other establishments. Do check the vacancy rates because if it’s too high, it’s not going to be a profitable investment.

Start investing on a buy to let investment property today. You can use the internet to find the ideal property. In a matter of hours, you can already compare several potential properties. Take your time and don’t make haste decisions. This is your chance to generate wealth so you have to be extra cautious.

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An Overlooked Method For Earning Tax Free Money From Investment Property

The majority of people own one piece of property that is considered their primary residence. Most people live in their first house around five years, so why not have that property make some tax free money. There are several different ways in which you can be earning tax free money from investment property. In order for most that are involved with multiple real estate holdings they must equally take advantage of their federal tax laws that are in place.

Depending on what country you are investing in, each one will have a unique set of tax laws that are in place for investment properties, and dealing with the taxed or tax free money that may be earned. You should always check with your local authorities so that can adhere to what ever rules, regulations and laws are in force.

One way that a lot of people overlook as far as earning some tax free money is to use your primary house. When you own a single family dwelling and you sell, in most countries you will not have to pay any tax at all. The majority of people will spend three to five years in their first house because they move on to a bigger model. But what if, when you’re shopping for that first house, you look for one that perhaps needs a little TLC, of some minor cosmetic upgrades. If you can find one that you are still able to live in, you can do the upgrades as needed, and not have to have another dwelling to live in.

Real estate has proven over the years to average around three to seven percent yearly growth. So even when you do nothing to the property, you usually still see a profit from the purchase price. But the problem is that people tend to spend that newly found money that they made from the profits, on a bigger, more expensive property. If you could set out and purchase and upgrade three to five investment properties in the next three to five years, by the end of that time frame you could very easily have the last property paid off completely. When this root is taken you can have your property paid off all because you would have been earning tax free money from investment property.

Now what you can do is borrow against the value of your current property in order to purchase more investments properties. It’s commonly called re-mortgaging or re-financing your property. The lending institution will generally lend you up eighty or ninety percent of the actual value of your property. So if your home was appraised out at $200,000 and you were able to re-mortgage for 80%, then you would have access to $160,000.

Not only that, but in some countries you could spin that money off into another investment that would allow for more tax free money from one investment property. Make sure to check with your local, regional and federal authorities in the specific area of your investment. There are several ways to earn tax free money from investment properties so there is no reason for anyone to try and do it illegally.

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Importance of Real Estate Valuation and the Different Methods of Valuation

Real estate valuation is important as it allows you to determine the value of a particular interest in a property on a certain occasion for a specific purpose. Market value is described as the projected amount for a property which should be exchanged on the date of valuation between two willing parties, namely the buyer and the seller, in an arm’s length transaction after proper marketing, with proficient, cautious action and not under pressure. In this transaction, both parties do not have a special relationship with each other which might affect the determination of the property’s price.

There are many different methods to valuate one’s property. In fact, there are five. One of them would be to use the comparison method. It involves analyzing the recent transactions of similar properties, as compared to your property, which is available on the market between your property and other similar property. It is usually used when there are sufficient recent transactions going on, enabling us to indicate the value of the property.
Adjustments will also have to be made on the value due to certain factors, such as the expenditures made after the purchase, the location and the physical characteristics.

Income method is one of the other methods which use comparison to estimate the value of your property, except this time we would be comparing the rentals of similar properties. This method involves the estimation of the present worth as compared to the future, depending on any future benefits there might be. Future benefits might include amenities like shopping centres, supermarkets and new MRT stations.

Another method would be the cost method. It is based on the theory that people will not give more for an old building than it would cost to build a replacement property providing similar function and utility. It is usually used to valuate properties with little or no market transactions such as schools and churches.

Other method would be the profit method. It is used for the valuation of properties with trading potential and there is no existing recent market rent for similar properties. First, we can obtain the amount of profit by deducting purchases from the estimated amount of the company’s earnings, which is divided into 2 parts, for the tenant and the landlord. Using the tenant’s profits, we will be able to find out the capital value of the property.

The last method would be the residual method. It is usually used to valuate properties which are undeveloped, have buildings that would-be upgraded or have no economic value, and awaits demolition and replacement. The value which can be obtained by deducting the expenses from the estimated value of the property after development is the residual value.
Among the five methods, the first three are the more commonly used ones. Using these methods, you will be able to estimate a value for your existing property.

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Investment Property Profits Quadrupled With Great Tenants

For renting out individual rooms the usual thinking on the subject goes to a rental population of students, seniors and the mentally and physically challenged. I say think outside the box – it’s a great time to be unconventional and observe your rental properties cash flow like never before. On average a $1,000 a month in net cash flow per dwelling unit.
Our preferred tenant will not fit into any of the above-mentioned categories.

We have found that the renters we work with – ex-offenders of soft crime – can be less of a hassle and less expensive than those most people think of when renting out individual rooms. With anyone on parole or probation, finding a place to live is often challenging at best and forces men and women into shelters where they are apt to experience the same issues that got them into trouble in the first place. Those who want to make a change and make their lives work are in need of clean affordable housing that reinforces their goals.

Every tenant comes in knowing that in order to take advantage of this opportunity a set of “House Rules” must be agreed to. They are a set of living requirements handed down by most States Department of Corrections, as part of the individual’s parole or probation agreement. They are not impossible to follow and they keep your house safe and healthy.

Who enforces them? The individuals themselves and their parole or probation officers. Former offenders don’t want to violate the conditions of their parole/probation requirements and if the House Rules are not being maintained there is always someone waiting to take the room. This is just one of the reasons why this tenant population is so wonderful to have as renters.

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Real Estate Investing – Why Hiring A Property Management Company Is Right

When I first began investing in real estate, I was counseled over and over again from other investors about managing my own property. The benefits of saving the fees and earning the tax write-offs as well as being firmly in control of who was occupying my property. It all sounded so great and their words seemed to be filled with years of wisdom. But I have never been one to look or wisdom from those who are determined to trade one wasted minute for another. I wanted the wisdom of business minds and those who built wealth and didn’t trade their most precious commodity: Time, for a few dollars. So if you find yourself wondering if you should hire a property management company to manage your growing portfolio, I can give you a resounding YES!

Deciding to build wealth through owning real estate seems to be an easy decision for many. Others struggle with the idea of owning property for long periods of time and sometimes fixate on the negative stories they have heard and the endless what-if scenarios. I can promise you, those scenarios will always be there and you may experience some of them over time.

However, the benefits of owning real estate and using it as a vehicle to build wealth, far out weigh the negatives of what may happen.
Once you have decided that building a portfolio is your wealth building choice, then do not spend too much time fretting over whether or not to manage the properties yourself. If there is a decision to make, meaning you are purchasing investment property near you, I will give you one thought to ponder. Are you interested in building wealth or developing a second job? Time is your most precious asset and it can be used to improve every aspect of your life or it can be used managing your properties. I prefer to leave the latter to the experts and spend my time earning for my family and playing with my family.

For just a moment I would like you to consider the benefits of using a professional property management company. Many property management companies have spent their development and management hours building systems and processes specifically designed to create an efficient flow. From occupancy to management to legal issues, the company will have the processes in place to handle your properties. Those efficiencies are what lead to increased revenue for an investor, less strain on the investors time, a reduction in costs incurred by the investor just to name a few.

Revenue can actually be increased even after management fees by reducing the number of days a property sits on the market waiting to be occupied. A quality management company will already have applicants ready to rent properties and process to begin marketing a property immediately. By increasing the number of days a property stays rented, the company is increasing the revenue for the investor.

By being able to give up the stress of having to do everything from marketing a property, fielding calls form interested tenants, showing the property to tenants and even taking care of maintenance while the property is both occupied and vacant, an owner can win their time back. With more time to do what you do best whether its spend time earning for your family or spending quality time playing, an investor reduces the stress and worry when they hire a management company.

Finally, costs can be greatly reduced by using a management company. Simply in terms of having policies in place and a procedure for tenants to report issues or make requests, a management company can quickly answer and decipher which calls are important and necessary and which are issues to be handled by the tenant. As property owners doing our own management, the tendency has always been to keep the tenant happy for of having to repeat the rental process and we often spend money on unnecessary expenses.

There are many landlords who will advise to keep overhead small in order to keep it all. In other words, spend as little of your hard-earned rent as possible and do as much work as possible. In my book, building a portfolio of investment properties is a logical way to build wealth and provide for my future. In my present, I am providing for my family by working diligently and smart. If you are considering managing your own portfolio, I would simply ask you to consider the value of your time. And use your time where it will give you the best return. And if it is not in managing your properties, then let that go and hire the best property management company you can find. The gains you make will be huge!

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A Closer Look on Investment Property Foreclosures

What does the term foreclosure mean? Foreclosure is actually the legal proceeding in which a lender (or a mortgagee) gets a court order terminating the borrower’s (mortgagor’s) equitable right of property redemption. Usually, the court order is obtained when the mortgagor fails to pay the loan he or she made to the mortgagee.

The process of foreclosure is usually done by a bank or a secured creditor repossessing or selling the property after the owner has failed to comply with the mortgage agreement.

Investment property foreclosures, to quite a lot of investors, is a great way to get into the real estate business. Both newbies and seasoned professionals can make a lot of money through buying a foreclosure property. But like other endeavors, you should know some details about foreclosure investment business first before you get started. Your investment will only go a long way if you know how you can make the most money possible on every transaction.

Foreclosure investment isn’t something hard to get into if you know some foreclosure information and if you follow the basic game rules. First, define a foreclosed property. A foreclosed property is a property of a person (usually a former mortgagee) because the past owner did not pay his or her mortgage. This means that the mortgagee will have to sell this foreclosure investment property in order to recover any losses.

Investment property foreclosures can deliver huge profits to some. This is why it is quite attractive. There are three ways to buy foreclosures:

1. Buying pre-foreclosure – This is when you buy a property before it goes to auction. The homeowner occupant may be in default on a loan and decides to sell the property to pay for the borrowed money and possibly get some cash to start with too. There may be some risks included in buying a pre-foreclosure property like shouldering big utility bills and some liens that the seller “forgot” to mention. The seller may also be desperate in disposing off his or her property and lies about the real condition of the house and the neighborhood.

2. Buying at the foreclosure auction – This is pretty much the same as any auction. You bid for the property and whoever gives the highest bid wins. There are lots of ways on how to find foreclosures for auction. One of the most popular is by finding one online. However, one downside of buying from an auction is you will not have a real estate agent to guide you through the process. You will have no warranty of any kind which means you have no idea whether liens or loans are still on the property.

3. Buying from the lender after foreclosure — This is also called real estate owned (REOs) or Repos (for “respossessions”). This process is considered pretty safe since REOs are quite similar to buying from a regular sale. Depending on the state, if you find problems after buying a property, you may be able to sue to the former mortgagor who sold you the property and have things fixed with them paying part, if not the whole cost.

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Investing 101 – What Makes Property a Smart Investment?

One of the main questions that every new investor should ask themselves is, “What characteristics make a particular property a worthwhile investment?” In most cases, the answer given by new investors is a simple one – they do not want to lose their investment.

Naturally, they want it to be worth more in a few years than the amount they invest. While these are all laudable goals, there is no amount of gazing into the proverbial crystal ball that can guarantee they will be achieved. The best bet for every investor is to maintain some perspective about the entire process.

One of the first things to think about is the amount of profit you would require each month from your rental property investment before you would consider the investment a success. Some might cite an amount as low as $100, while others would look for a return of $500 or more. That answer helps you to determine how long you need to hold the property to realize your desired return on the investment – a couple years, or more? With the current rent-friendly economy, investors are finding that profits of $300-400 a month are very feasible, with calculations based on the amount of collectible rent minus the costs of the property.

When you attempt to calculate the profitability of your investment property, don’t forget to include all of your costs. You should include expenses like taxes, homeowner’s dues, repair costs, and the principal and interest for the financed property. In addition, it is important to factor in the cost of any manager’s salary unless you plan to answer maintenance calls at 4 in the morning. Most investors prefer to hire a building superintendent to take those calls and perform the necessary maintenance.

In other words, calculating whether you will have a good investment with a certain property requires you to find out what the market can bear for rental charges, and then weighing that against the amount of your investment purchase and repairs.

Of course, you want to ensure that you do not set your rental cost too high, or you’ll have an empty unit. Obviously, empty rental spaces earn no income. After calculating the costs and benefits for a given property, you should only buy if the income to be had outweighs the expenses. If it does, secure your financing, decide your spending limit, and go get your investment property!

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How to Sell Your Investment Property Quickly

To sell a house quickly you simply need to price it right, market it and make buying it as appealing as possible to buyers and Realtors alike.

Here are eight strategies for selling investment properties quickly:

1) Price the home below the competition.
Price is the single biggest factor in how quickly a house sells. As a real estate investor, you need to move houses quickly. And a low price is the simplest and most effective way to create interest in a property – and get offers. Don’t get attached to making huge profits on every deal. It’s much better make deals quickly, and to close more deals as a result.

2) Market, market, market!
If you are using a Realtor to sell a house you are getting great visibility on the RMLS, and this is still the most effective advertising for a property. However, since the majority of properties for sale are listed on the RMLS, additional marketing can be the difference between a quick sale and six months with no offers. For example? Put ads on free websites. Consider a letter to neighbors telling them about the property. Have a party at the house to create some buzz and interest. In short, be creative and apply strategies to get maximum exposure and build excitement.

3) Remove personal items that distract buyers.
While this isn’t usually a big issue for investment properties, try to remove all items that are unusual or attract attention to themselves. Buyers are often distracted by items with lots of personality. This makes it harder for them to focus on the house itself, and less likely they will make an offer.

4) Stage the house.
As a real estate investor, you are probably good at visualizing how homes could be arranged, even when they are empty. The couch will go under that window. The TV will look great in that corner. And a nice antique table will really make the entry feel inviting. But buyers often have a hard time imaging this for themselves. Staging a house with furniture and decorations in key areas can help buyers envision living there. This makes them feel more emotionally connected, and more likely to make an offer.

5) Decorate with neutral colors.
Painting and decorating with neutral colors will make the house desirable to the largest pool of buyers. Yes, some people will like a pink bathroom or a bright red kitchen. But the group that likes it will be much smaller than the group that hates it. Play the odds and go with neutral colors.

6) Get a professional whole-house inspection.
Consider paying for a professional inspection before you put a house on the market. This will help speed the negotiating process by clearly defining the house’s condition. In addition, an inspection sends a signal to buyers that you are professional, trustworthy and prepared to close the deal quickly.

7) Sweeten the pot for Realtors try their darndest to represent their client’s interests. But, Realtors are human and they want to make money. Offering extra incentives encourages Realtors to work just a bit harder to sell your property. Consider increasing commission by a half point to the buyer’s agent. An extra half percent commission will only cost you $1000 on a $200,000 property. That’s a bargain if it helps get the house sold months faster. Or, try including a bonus if the house closes by a certain date. Sufficient incentives make Realtors want to sell your house over others that are similar.

8) Sweeten the pot for Realtors, buyers can be swayed by incentives. Consider paying closing costs or offering additional monetary incentives like painting or carpet allowances. Or, install high-end appliances and offer to leave them. Buyers are often strapped for cash, and anything you can do to ease this burden makes your house more desirable.

The basics are easy to implement.

Really, the basic strategies to sell an investment property quickly aren’t very complicated. Price the house below the competition. Take extra steps to market the house. Remove items that will distract buyers, and paint and decorate with neutral colors.

Stage the house with some furniture and decorations. And finally, offer incentives to the buyer and Realtor. Implement all of these steps and your property will sell much faster.

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