저자: Kevin · 외국인
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미국 캘리포니아 주택 매입 중 전 소유자 가족 점유자(스쿼터) 문제가 발생해, 클로징 지연·추가 대출수수료 등을 협상과 레버리지로 해결했다는 경험담. 주택 가치 대비 할인매입(웨지)의 중요성과 부동산 투자 심리·협상 노하우를 강조. 주식·가상자산·금리 전망 등 증권 관련 예측 발언은 없음.
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I have to tell them and say what's going on you guys just when I thought things couldn't get more frustrating I got squatter's in the house I'm trying to buy in this video I'm gonna walk all of us exactly through what the heck is going on Lysa Ness and trying to buy a deal and lock down and all this nastiness I gotta put on that stormtrooper crap and go take care of business and I did just say stop trooper crap last month I posted a video filming Lauren's reaction to a house I bought without her even seeing it or really knowing about it until well I kind of broke the news store that we were in escrow and we were buying it okay wait I want to revise no no you can't revise 5:30 no way I was gonna revised upward that's insane you could see that reaction linked below in that video I actually talked about how there were multiple offers on the deal that I was buying the deal for five hundred thirty thousand dollars and I've had the properties probably worth somewhere around six hundred seventy thousand dollars fixed up I walked through all the comps and everything take a look at that video it's a great video but I want to fast forward to the last a week of the deal because that's where things started getting a little janky oh it's since I know busty ain't got a look at the old video let me just tell you this if the place is worth six hundred seventy thousand dollars today based on other sales in the neighborhood and I'm all in on the deal for $580,000 that creates something called a wedge of ninety thousand dollars that's cool that's insulation right and in crazy times like these you want to be able to protect yourself by getting stuff below market value so that way if market value goes down hopefully you're not upside down although I'm sure I'll get a ton of comments for people going you just wait Kevin just wait that's all right I will wait but aside from the drama that I'm about to tell you about a deal like this is the perfect kind of wedge deal that you want to get in that way if you're putting 5% down and even if you borrowed all the money to fix the place up that is you only put $25,000 into the deal you borrowed the 50k to fix it up once you're done fixing it up you don't have almost 20% equity in the place even though you only put 5% down all right let's get into the drama fun part this is the numbers to get that out of the way now the squatter part and how to deal with it so here's the scoop this deals been going on forever and a week before the deal was supposed to close I go there and check out the place and I'm like oh there's a lot of stuff still here I don't even see any moving boxes you guys sure you're gonna be out when it's time to close on Tuesday I think this was like a Thursday it's like you guys are gonna be out on to use that I don't look like you're trying really hard so I started getting a little nervous but hey I kept up my end of the deal so Tuesday morning rolls around and I'm a kind of a suspicious person now I don't know maybe it's a bad thing that I'm such a suspicious person but look here's how this ended up playing out okay on Monday I contacted that neutral third-party escrow company I said hey I know we're supposed to close on Tuesday but would you mind releasing the recording on hold hold is basically a way for you to let the escrow company know that you want to go verify something but they can still make the closing happen that day so I was told no problem Kevin we will not close the deal until we get an email confirmation from you and if you want to close on Tuesday we need that confirmation by 12:00 p.m.
via email so what did I do I scheduled another walkthrough fer guess what 11:30 that morning now if you follow me on instagram you might already know what I saw on Tuesday morning but if you don't follow me on Instagram here's what I saw on Tuesday morning as you can see the garage is full of stuff there are old cars in the driveway there's a random pot in the driveway there's a bunch of trash in the landscaping and they're like well let's see the inside I mean it's one thing if it's all outside but let's see the inside I go inside Eddie this is a really bad shop but you can kind of see this frame-by-frame people are sitting there in couches watching TV there are mattresses there's stuff everywhere people are still living there and I'm like dub puppets boy I got 30 minutes to let the escrow company know that y'all are out of here and we're closing this deal there not even anybody working here right now where are the workers oh well you came during the lunch hour and I go wait closing I don't know if that's exactly what I sounded like maybe it is but my rule is I will not close a deal and this is where it gets real juicy fun but I will not close a deal unless either I've qualified the tenants and I'm okay keeping them or the people are out I will not inherit humans especially going into lockdown mode in California it's the worst time especially when evictions are on hold I'd be screwed if somebody decided to stay in the property that is I closed the deal and now I own it people stay in the property and then I'm screwed they're not paying rent I don't know who they are I don't know their socials the one person was apparently renting to a roommate and I'm like well so I got two tenants basically I'm not inheriting that especially a time like this now I often times have people ask me questions and we talk about this in the course obviously linked below people ask me a kevin but what about a multi-family yeah every single tenant gets screened and if they don't pass my screening they're out I don't buy a place inheriting problems unless I'm willing to evict and in California I am willing to evict and I can't even evict if I wanted to right now and look at me parts of the country are different right you want to do an eviction in Texas I mean there there are texts and ways to do an eviction or things happen to move pretty fast but it don't work that way in California remember folks Furio from The Sopranos did not work in California now here's the money pooper out of this I had an interest rate of 4.25 percent that was expiring the rate lock they call it was expiring on that closing day so if I didn't close I would lose this rate lock which you think ah who cares I mean it's not like rates went up that ain't how the market works unfortunately if your rate lock expires you get what's called worst-case pricing unless you want to go to a different lender and start the whole process over again well worst-case pricing fYI was five point one two five percent or pay $7,000 in points to close the deal and May tane the 4.25% that I had that's insane and it's their fault they weren't out if they were out I closed the deal they're not out they just cost me $7,000 instead at 6:00 p.m.
when they were supposed to be out part of the contract I went by and kind of like looked around a little bit and tried to see if I saw anything you could pretty much see everything on this place okay mattresses TVs people inside people in the kitchen cooking that place was still full of people and I'm like who dodged a bullet on that one I guess the seller owes me $7,000 now problem is seller didn't want to pay by the way the price was supposed to go up yesterday on the courses link below but I'm trying to figure out which design to use which do you guys like better should I go with something like design a where we kind of go in this like stay at home study direction or should I go with design B I got to make this change but I'm a little torn I'm not sure which way to go so at this point I basically got myself a squatter in the property a problem is the person living in the property and this roommate situation going on in the property those people were not this seller and on top of them not being the seller they were not taking advantage of getting their two free stocks with weeble if they just deposit $100 link below ends at the end of the month I don't know how many times I had to tell them that because somebody had passed away and that's the reason this property was selling this property was actually being handled by what's known as a court-appointed administrator so the court-appointed administrator was the seller which a court appointed administrator can be and in this case was an attorney which sucks because if you're in a legal dispute and the other dude is an attorney you're sad so here's how I handled the situation the first thing I did is I looked and sort of reviewed the situation and thought okay this person by the way and I hadn't told you this but every single time I went to the property this person was giving me like really evil looks like they didn't like me for some reason but I sat down and realized the person in the house isn't my enemy they're the ones who are supposed to be out there are the ones who are supposed to have all of their stuff out but they're actually not my enemy what I really need to do is get the person in the property happy with me realizing that I'm not the enemy I'm not an evil person unfortunately the problem is right over here not the person living there which is a really important distinction to make because guess what the person living there can do if they hate your guts right before you make a move ah they could put stuff down the drains or older drains they can happen to be a little rough with the furniture on the way out and make some more holes for you there are a lot of things that people do I mean I've heard stories where people have taken fish like new fish from the store throwing it up into the attic and close the door to sort of the attic space and like three days later the whole house smells like rotten fish and you have no idea why there are a lot of things the roommate was a smoker he would only smoke outside but if he didn't like me he could just start smoking inside if he wanted to but the point is if the people living in the property don't like you you might end up with the worst property than you bargained for now again this is why I like buying places in a wedge where I'm protected if crazy things happen like the market Falls or crazy things happen where yeah you know like people caused extra damage or surprises come up that protects me because I have extra money in the deal but it doesn't mean I want to give away my wedge like I'm not just going here I'll solve all these problems with my wedge and then all of a sudden crap I got no wedge left in and I may as well just be by and Tesla stock dad it's God so I decided to confront the occupant hi hi there Susan here my kids Oh that'd be great is she available for a second hey sue Kevin here we just wanted wondering when when everybody was kind of planning on taking off so we can close the footage you see here is me knocking on the door at 8:00 p.m.
on the day of closing and what you're gonna see is I actually end up sitting down and pulling up a chair to talk to the person that's there I empathize with their situation I understood what was going on with them and I wanted them to realize that hey I'm not the big evil buyer here here the reasons why you can't stay here here the implications that happen you know when the contract date and the closing date gets missed this is what it costs me and I'm mostly just trying to be as reasonably fair as possible but also be an ear for her usually people who are in the situation especially if there was a death and part of this family they're in an emotional state and oftentimes they don't have somebody to talk to and so I wanted to be that person who could be there for her at least at that time being I mean the other option is I could knock on the door just yell at her be you know you should get the F out of my house what are you doing here but what is that gonna accomplish all that's gonna do is have them really hate me not that you need a story or want a story but you've got a story oh you got a story well I'll let you get back to your night appreciate it don't worry about it it's stressful you by the way I'll be releasing this entire video in the investing course later this month at the end of the entire conversation we even ended up exchanging a hug so now all of a sudden phase one of solving this problem and I like I feel bad for her I like her I felt like I don't have anything against those people even though they're technically squatting on the closing day it does me no good to be mean or make them aggravated I don't win that way especially in California I know it seems like our if you don't get out I'm gonna evict you and and I'm gonna show you how well I negotiate I've found you can't negotiate when you don't have leverage and if I can't evict because the courts are closed and the people will have possession of the property and can make my life miserable I have zero leverage all I could do is bean and this is what I teach in my courses link below is the psychology of investing the psychology of working with people to solve problems so here we go smiley face smiley face now we got the big boy to deal with the attorney and this is where the lawsuit part comes in I had to figure out how could I get that attorney in a crappy and disadvantaged situation because all I had at the moment was me this sucks like I'm up against the cost of seven thousand dollars and I've got people that are living in the property at least they're happier now but I still got a deal with this seller how am I going to deal with an attorney so the first step in dealing with problems is you always start by being nice that's the best way to start even though I'm getting shafted here and I have a seven thousand dollar fee that I just got hooked with because they missed the closing date you start with nice hey no worries I could still close we're still ready to close I'll deal with rearranging all the contractors and pushing everything back a week to get work started no worries I'll deal with all of that like this stuff happens if you wouldn't mind just pay the extra cost that I'm incurring now because of these higher loan fees and and all the the new notaries I think we had to do loan docs like three times because of all of this which every time you sign with a notary it costs money so hey cover that we're good to close seller says no I go all right well I'm not going to close unless my costs are covered so it says well what if we give you $1,500 I said no these are your costs I'm sorry and at this point you kind of start going ah this this isn't really working out the nice thing isn't working out but what do I have I have this beautiful thing that I don't have with the squatter I have this thing called leverage and think about the leverage that I have as a buyer who's not closing the deal when I don't close a deal guess who doesn't get paid the attorney doesn't get paid guess who also doesn't get paid the seller or potentially the squatter who might be some of the proceeds the people living there they don't get their money from the sale so now all of a sudden I have this leverage in that by not closing all of a sudden they're not getting paid the sellers not getting paid the agents involved are not getting paid all of a sudden there's a lot of pressure from people who might need money and the deal isn't closing because they're not agreeing to pay for the fees that they cost that they created then I got a call and the attorney said Kevin if you don't close this deal right away we will keep your fifteen thousand dollar deposit and put this property back on the market and sell it to somebody else and guess what I said after that nothing I said nothing because Warren Buffett says the best time to tell somebody to go to hell is tomorrow if you have leverage what helps you is time because these people get more anxious while you have leverage and the glory of time there's no need for you to lash out and whip back here's what I did instead step one I reviewed my options I could close the deal and just be done with the problem but then I'm gonna lose seven thousand dollars and that to me was no thanks not interested I'm not dying to get into another renovation right now that can wait so that wasn't interesting to me this meant I was gonna go in the direction of forcing the sellers hand and doing whatever I could to get compensated so I hit up my lender to check out hey what kind of loan options do I have I know that we really wanted that 4.25 rate but what happens if instead of a 4.25 I go ahead and take something like a five point five rate and I ended up finding out that I by taking a five point five percent rate would end up getting paid two thousand dollars in the form of a lender credit now you might be thinking why would you take five point five that's insane like rates are so much lower exactly this means after I fix up the place I could just do a refinance and probably refinance this down to a 3.6 percent with no cost and I still get $2,000 from the loan so you got to know how to play the game a little bit the risky part is if rates skyrocket then this isn't gonna work that I'm stuck with the five five but I don't think anybody thinks rates are skyrocketing right now so I'm okay with this play now keep this in mind I've technically solved the $7000 problem I'm taking a higher interest rate and I'm getting paid money for taking a higher interest rate and I'll just refinance in the future but I'm still inheriting risk if rates go up I get screwed and I have to pay higher payments on the property for the next six months until I can close a refinance as such I still wanted the sellers to compensate me and from their point of view I was still out seven thousand dollars and this is where part two of my response came in knowing that the dispute is over that falls within the scope of small claims court which in small claims court you cannot be represented by an attorney which means if I sue the estate the attorney representing the estate I don't believe could be there but even if he could show up in court he's not doing this for charity somebody's gonna have to pay his $300 an hour and I'll tell you three hundred dollars an hour this guy spends 20 hours preparing for court boom he may as well have just given me the seven grand the other thing that's really cool about small claims is it only cost me $50 to sue somebody in small claims and I could do it all myself I could fill out the paperwork in like 20 minutes so here's exactly how I ended up resolving this first I ended up demanding $5,000 which made them feel like I was coming down from 7,000 dollars in costs to $5,000 even though that $7000 in costs didn't really exist anymore I only had the downside of having to do a refinance in six months but that $5,000 made it seem like I was coming down from 7,000 dollars in costs to now a negotiated or compromise position of $5,000 it's like oh wow okay and instead of Kevin demanding everything he's demanding less now okay but at the same time as I sent that email I sent an email to the attorney directly because I just googled his name and got the attorney's email and sent him a letter saying hey just curious what's the best address to serve you legal papers at which is a big cue to an attorney oh crap this guy is actually gonna serve me with a lawsuit yes I technically didn't have that $7,000 damage anymore but that is the value $7,000 represents the value of the higher interest rate I took remember I locked 4.25 the value of me taking a 5.5 set by actual licensed lenders who was $7,000 so even though I'm technically not coming out of pocket $7,000 and I'm still asking for money to compensate for that I am technically still losing $7,000 in value I'm just solving for it on both ends the day after I sent that email everybody was out of the house all the crap was out of the house I got $5,000 from the seller I got $2,000 from the lender and all I have to do is refinance in six months so unless rates go sky-high which is my only leftover risk I think this squatter nightmare ended up working out eh okay by the way if you're still here I may as well show you the place and give it the tour here's a 360 tour I did of the property you'll see it's a solid 4-bedroom classic wedge style deal I mean look at the kitchen nasty tiling the old broken kind of cabinets the older gold finishes but hey you know nothing that little paint flooring and some new finishes can't solve which basically puts $90,000 in my pocket that is once I fixed this place up the day I'm done with my fix-up my net worth goes up by $90,000 which is almost twice what I actually spent in fixing the place up now I say that my goal is $50,000 in renovations honestly I hope I could bring it in even less less I could bring it in better because I don't want to overspend though I know there are some things that may come up as surprises so I always planned for the worst case and if it ends up better perfect you
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