저자: Kevin · 외국인
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20k 미만으로 저평가 주택을 매수해 가치 차익을 얻는 방법을 설명. 빈곤율·인구·통근·구조 점검 기준을 제시하고, 시장가 195k 주택을 110k에 매수해 자본 확대(약 90.5k) 후 현금 재융자로 약 50k를 회수한다는 시나리오를 주장. 주식·부동산 자산 교육 과정 홍보 포함.
다듬은 글
hey everyone weep heaven here in this video I'm going to explain exactly how to buy a house a for under $20,000 and heck if you don't even have that $20,000 maybe you can borrow it against your 401k or your stocks I'll explain and I'll show you step by step how you can turn this into ninety thousand five hundred dollars now why should you listen to some twenty eight-year-old dude on a real estate well I personally own personally no partners own over eleven million dollars of real estate assets I'm a real estate broker I've been a licensed lender I've been a licensed contractor and I've been investing for ten years I also spent my career helping people get started and real estate and do exactly this I'm not just somebody who can lucked into buying some rentals somewhere this was my career and still is my career helping people get started in real estate making instant profit taking advantage of the weird inefficiencies in the real estate market now keep in mind Android pay or Apple pay for it and while you're there get 2 a weeble deposit just $100 and get two free stocks but for now let's get started on real estate so how do you get started and what are some rules to start it well a number one your goal is to buy in an area with a poverty rate below 20% ideally you want to be below 15% and on top of that you want to buy in an area with an increasing population you don't want to buy real estate in an area where people are leaving then be careful of buying in areas that only have a couple of reasons or maybe one reason that people actually live there for example an oil town or a mining town or a town with just one major employer like a small town be careful of this if that employer or that industry goes away the city might decay and dry up and eventually it's kind of like a city can go bankrupt and all your property value goes away so you don't want to invest in areas that have that risk it's kind of like when you buy stocks it's called the bankruptcy risk right like what's what's the factor that this property or this company is going to be gone in 10 years be careful usually areas with relatively low prices or weird lehigh cash flows can sometimes be in a red flag that you're in an area that might not be very stable long term and an easy way to tell this is go downtown in that city and if it looks like an abandoned factory it's probably a red flag anyway next rule if you're going to live in the property make sure to keep your commute under 20 minutes that's really important for your happiness purposes and any property that you buy make sure you use the Craigslist test that is would you feel comfortable conducting a Craigslist transaction in front of the property at 9 p.m.
at night without feeling nervous or feeling like you need a gun now that you have location down let's get on to the next step pre-approval and finding an agent the best way to do this is go to Zillow's agent finder and look for agents who sell a lot of real estate in your area you can do this by going to Zillow comms it's not sponsored by them to go to the global agent finder button and type in your zip code then look specifically for agents who have a bunch of like little yellow sold circles in neighborhoods that you think you want to buy him these agents can oftentimes have the inside scoop on upcoming deals ask that agent for a recommendation for their lender and say that you want to work with them don't keep going without getting pre-approved with that agents lender if they give you a couple recommendations pre-approval with both of them and then maybe shot both of those with anybody else that you're looking to get pre-approved for but don't worry so much about this loan because we're gonna be replacing this loan so if you're worried about you know a quarter of an interest rate here or there or whatever don't worry about it just get pre-approved show your agent you care and you're gonna be a great person to work with you gotta be a nice buyer nice buyers happen to get the best deals now to get to pre-approved you usually get like a needs list they'll ask you for things like your w-2 two years of tax returns six months of your bank statements driver's license social and don't delay in doing this just dump it all over them and let them start working let them run your credit you don't want to miss out on a good deal because you're worried about a 7-point hit to your credit score let them check your credit it doesn't matter if you're not thinking of buying for three months or six months get pre-approved now so you're ready when the ideal property comes up step three the ideal property download apps like realtor comrade fin Zillow and set up note vacations in your ideal location we've already talked about location but now let's talk about the ideal property the ideal property is going to be a property that is also ideal to rent out in the future that way you don't have to sell it you could turn around and rent this without having abnormal issues that affect the longevity of your tenants generally that's gonna be like a 3-bedroom 2bath around 1,200 to 1,600 square feet maybe like a 7,000 square foot lot and then built anywhere between like 1940 and you know 2000 that's typically where you're gonna be looking at maybe up to 2010 maybe a little bit older newer is obviously better if you can get newer and still get a good deal on newer and condos work but it condos come with some special requirements and there they can be a bit trickier especially qualifying those HOAs there's there's good and bad with them I know sometimes we think it's all bad there is good but that's definitely for a different video now let's start looking for neighborhoods that have a lot of these houses and you should scale the numbers that you use for this example that I'm going to give you to whatever numbers really look like in your area but let's say you find a neighborhood that kind of meets this criteria and houses usually sell for around one hundred ninety five thousand dollars and for some reason they're random houses that you see that have a sold history and they come up as having sold for like a hundred to one hundred twenty five thousand dollars deals like that usually come on the market about five percent of the time so if one hundred houses hit the market in a single month you should see roughly five of these come up every month or about once a week obviously scale these numbers accordingly now why would a house come on the market so inexpensively well this is where we get into something called the wedge usually it's because a single-family house doesn't look too pretty that is sales below market value because it has characteristics like smelly carpet musty cabinets old countertops old tiling dead or overgrown landscaping these are usually like a big beacon for you they're screaming your name there like a bat call in the sky however you want to take a peek at these homes before you know you do anything you see them at the market go take a peek at them don't spend any money just go with your agent and ask some basic questions you want to know about the expense things I don't care so much about the non expensive things and the things that don't really matter much I don't care about the carpet I don't care about the paint what I care about is the foundation minor and hairline cracks can usually be okay but if you can poke a finger in it probably stay away now are there unpermitted additions generally don't want those how old is the sewer line you typically want less than 30 years old so if you got a place that you're buying from like the 1950s maybe it'd be nice if they would have replaced this sewer by now how old is the roof you generally want it to be less than 15 years old doesn't have to be brand new then the following things are not ideal but they're not as expensive to fix or repair if needed so I'm not so worried about these things like the age of the furnace electrical and supply plumbing that's different from the sewer the supply Plumbing is where the water comes into your house right and then runs throughout your house generally you want like copper or PEX over galvanized but I'm not gonna buy a I'm gonna not not buy a house because it has galvanized you'll know when you ask your agent so don't worry about that the 'deal property by the way has really ugly cosmetics right it's got the ugly carpet in the wallpaper and the popcorn ceiling but they've already upgraded the sewer and the roof and other things maybe even the plumbing in the electrical number four or step form a threshold if properties in this neighborhood that you're looking and typically sell for $195,000 then you want to instantly view a property that hits the market for under $150,000 not necessarily to buy but you gotta be the expert on this neighborhood you got to understand why is this coming on the market forty five thousand dollars less than the market value did they miss price it is there something wrong with it let's figure it out and what is it gonna cost to solve that solution it'd be very very careful of a neighborhoods market value and don't go looking at old comps from like two years ago or even six months ago that's old news you want to look at other properties that are selling that's like oh man that property just went into escrow and property just sold and that's selling for 195 that's good like you want the stuff that just sold so that way if prices move up you're keeping your fingers sort of on the pulse of the market step 5 striking now here's the strike rule the second of property hits the market you gotta get in that property and the second you get in that property and it meets a general criteria which we're going to about in a second you got to write the offer you're protected buyers are protected talk to your agent about your protections your goal is to make an offer as soon as possible smoke out other potential buyers get your offer accepted you're gonna lose some you're not gonna get the first probably five offers you're right so guess what you got to do start making five offers and surprise surprise still end up getting something it'll be great you just gotta put it in it's it this doesn't come easily but it does come fast when you make it happen let's say and and keep in mind that I made a business helping people do this so I know it's possible and I did it in a market where houses the fixers sell for 500 grand and then they resell for like 700 grand okay so it's possible in any market now let's say a house hits the market for $110,000 first step get inside right then write down little things that you have to do okay I got to do paint carpet door handles you can do that stuff yourself the outlets are yellow you can fix that without touching the wiring you don't even have to learn how to rewire an outlet walls are ugly you can deal with that yourself there's so many things that are so easy and I don't have to be a hundred percent perfect you don't have to pay for perfection stay away from perfection I was born in Germany and I was raised that everything has to be perfect it was the biggest mistake to making money in business so stay away from perfection unless you're like an engineer and something's got to be perfect you know that's different don't do that in real estate now let's say you found a property with a 10 year old roof dual paned windows copper plumbing and it was built in 1980 so there's no asbestos or lead since the cutoff for that was 1978 generally could have been some overlap but a shag carpet old Brown cabinets ugly bathrooms sounds like something you're going to strike on but first make your budget the last thing you want to do is go through and think okay I'm gonna rip out the cabinets I'm gonna rip out the vanities try to keep as much as you can and just ask yourself what kit what is it gonna cost to make it look nice your goal is to have a budget of for this kind of property $110,000 property let's try to get you in with a $10,000 budget with you doing fix-up work yourself that means you might be able to stretch that $10,000 to around $25,000 of value and just do this stuff on nights and weekends maybe I somebody else kicked the carpet in but have them kick the carpet in after you go paint anyway now you've got a hundred ten thousand dollar house let's say you put five percent down and take mortgage insurance don't worry about that we'll get rid of that later but take the mortgage insurance then set aside forty five hundred dollars for closing costs like home inspections escrow and payments while you fix the place up this means you've spent ten thousand dollars for down payment closing costs and all the other stuff now you got $10,000 for your fix-up budget so twenty thousand dollars is gone right the offer get into the deal now if you lock this deal up let's be real it's a no-brainer the reason it's a no-brainer is because you're into a deal for $120,000 in $195,000 neighborhood now here's how you profit the value in the neighborhood's $195,000 maybe the flips are the ones that are selling for like 200 210 220 but the basic ones sell for 195 that's like the median right sometimes some sell lower like the fixers and the low 100's and then you got these at 195 that are the basic ones that's what you are gonna be you're trying to be basic you're not trying to be more than basic your basic okay your basic keep it in mind don't go crazy stop getting the Brazilian marbles and hardwoods and all that crap it's it's marketing and it's stupid it's a waste of money since your is this rental great you're not gonna sell for what the flips are selling for don't even try it's fine $195,000 now subtract your loan if you put 5% down on 110k that means you have a loan of one boom baby what do you got now ninety thousand five hundred dollars of equity your net worth literally just went from $20,000 to ninety thousand five hundred dollars but what if you had to sell the house let's say you lost your job and it's like nope nope nope nope everything's changed I got a sell well then take off about seven percent and being conservative on that fee it's not usually that expensive take off seven percent and you're left with about seventy seven thousand dollars that means you literally turn twenty grand into seventy seven thousand dollars pretty dang fast virtually instantly I mean where else can you make that money in a pretty guaranteed way because you're guaranteed buying below market value right so take 195 take off seven percent take off your loan of one oh four or five boom you're left with 77 grand not bad obviously you have to pay taxes but taxes we could talk about a different video now you're not going to sell them instead what do you have when you don't sell you got a big cushion now you got ninety thousand five hundred dollars that's our cushion sweet sweet equity what if the market fell ten percent and then you sold okay well worst-case scenario the market fell ten percent and then you sold it still be left with around fifty nine thousand dollars fell 20 percent you'd still be left with around thirty-nine thousand dollars we could keep going you got a good deal so you have insulation but instead you're going to keep the property so you're not trying to time the market you're just trying to get a good deal no matter what time we're in the market your goal is to get in and then wait stop waiting to get in now generally my rule of thumb is if you're going to buy like a hundred thousand dollar property you want to create at least like forty thousand dollars that's the general rule of thumb you buy property between 100 to 300 thousand dollars trying to generate at least forty thousand dollars and sort of that boost you're buying a place between like 400 to 700 thousand dollars you probably want more of like an 80 to a hundred thousand dollar boost to make that worth it now what about them that's just sort of a rule of thumb in this case though we turn twenty grand into ninety thousand five hundred dollars of equity that's great so what can you knew now because you've got mortgage insurance right yes you're going to refinance which means you're going to replace your first mortgage with a second mortgage and by doing that you can now put 20% down as long as your appraisal comes in at or around one hundred ninety five thousand dollars even if the appraisal comes in low it's not a big deal you got plenty equity you're going to refinance the property with 20% down which means you've got rid of that stupid first loan you had with mortgage insurance and guess what because you have you got such a good deal you're actually going to get money back this is called a cash out refinance because think about it one hundred ninety five thousand dollars with a new loan at 20 percent down - your original loan leaves fifty one thousand five hundred dollars of cash sitting around - some miscellaneous costs for like your refinance escrow some costs for the refinance right that's gonna leave you with somewhere around $50,000 in cash which means your net worth literally just went from $20,000 to ninety thousand five hundred dollars pretty quickly and you got around fifty thousand dollars cash in the bank with no mortgage insurance all because you bought a little stupid house that people consistently tend to make fun of but miss the true value play folks if you want to know more I have an entire real estate investing course that'll teach you how to go from zero to millionaire it's usually too niche for YouTube though so that course goes into insane detail and saves you way more money than you actually pay it for the course we're even going into partnerships to make sure that we can get you cheaper costs on products when you go to renovate that's coming soon within the next couple weeks so thank you so much everyone for checking out of who cares obviously scale the numbers to make them make sense in your area and get out there and go build some wealth thank you so much for watching we'll see that I soon with another video
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