What Is Owner Financing

What Is Owner Financing

Owner financing, occurs when the seller of a home finances all or a portion the sale of his or her own property. This is often referred to in real estate ads as "Owner Will Carry" or similar wording, meaning that the owner of the property will, in effect, act as a bank and loan the purchaser all or part of the money needed to purchase the owner's property.

There can be several advantages to the seller for carrying a note, as it is also known. There can be tax advantages in spreading out the time over which an owner receives the money from the sale of a property. Also, many owners simply like the idea that they can receive a monthly income from a property even after they have sold it - and no longer have to worry about repairing leaky roofs or replacing dead water heaters.

There is a nice monetary inducement to the owner to carry paper as well - the owner can charge the buyer interest on the money that the owner is lending to the buyer. In this way not only does the owner collect a monthly mortgage payment on the property he or she has sold, but the owner collects interest as well, in effect increasing the owner's overall sales price of the property.

In order to protect themselves, some homeowners require that the buyer make their monthly payments into an escrow account held by a bank or other lending institution, and they require the borrower to place a Quit Claim Deed into the escrow account with instructions that if a payment is late by a certain number of days then the escrow officer will automatically file the Quit Claim Deed, restoring the house to the former owner instantly.

If this were to happen the buyer would not only lose title to the property but would also lose any and all payments already made on the property. This is a powerful incentive for the buyer to make all payments in a timely manner.

A more pragmatic reason, perhaps, why some homeowners agree to carry a note is to increase the universe of potential purchasers for their property. The way this works is easy to understand. If the homeowner is making a portion of the loan on the property then the borrower will need to qualify for a smaller loan from a bank or other financial institution, meaning that a larger number of people will be able to qualify for any bank loan that might be required to purchase the property. If the seller finances the entire selling price of the property then buyers do not need to qualify for a bank or other financial institution loan at all. This can greatly increase the number of people who are interested in buying a piece of property.

For starters if the owner is financing all of a sale then a borrower does not have to qualify for a loan at a traditional financial institution. Even if the seller only finances a portion of the loan the borrower benefits by having to qualify for a smaller loan from a traditional mortgage source.

Additionally, when a seller finances a property there are no points or closing costs for the buyer to pay, saving the buyer potentially several thousand dollars on the transaction. And while the seller of the property may charge the same interest rate that a bank or other financial institution would charge, it is sometimes possible for a buyer to actually end up paying a slightly lower interest rate if the seller finances the sale since more aspects of the sale are open to negotiation than may be possible when dealing with a traditional lender.

Many factors can influence whether the seller of a property is willing to carry all or a portion of the sales price on a piece of property. In many cases, however, the determining factor is the overall condition of the market itself.

When homes become difficult to sell - when it is a buyer's market, in other words - then sellers are more inclined to do whatever is necessary to increase their chances of a sales and so owner financing is more readily available.

Conversely, when homes are selling quickly and it is a seller's market, then sellers have little incentive to carry back a mortgage.

So your chances of finding an owner willing to carry back a mortgage are largely dependent on the current housing market. But regardless of prevailing market conditions, it never hurts to ask if an owner is willing to carry paper.

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Anita
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awesome Anita,

Anita, Thank you for explaining that. Is owner financing actually different then lease with option to purchase or is basically the same? Cindy.

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cindy REI


re: cindy

Yes Cindy they are completely different. Refer to the post I did on lease purchases for further info.

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Anita
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a little more

Speaking from my own personal experiences, I prefer this method best. It gives you flexibility, more negotiating room and the ability to meet the need of both buyer and seller using little or sometimes even no money down. There are lots of owners that may exchange the downpayment for the repairs the property needs. Just ask all they can say is no.

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Anita
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anita..

so how would you ask a seller to do owner financing, how would you convience him/her? How would they/you come up with the loan contract....I mean how do you start this process, what would be the steps?

D

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Don't Wish the Past, Create the Future! - DH


The firsr step would be to

The firsr step would be to make an offer... Do you want to sell your house or not??


Owner Financing

I am still trying to get a handle on owner financing. I have heard about it before and remember seeing an ad in the paper by an owner selling his home willing to "carry the note." My question is this: When an owner agrees to finance all of the sale, are you are just paying the monthly mortgage for the sales price you agreed upon (w/ or w/o interest), directly to the seller, without any financial institutions involved? Did I understand that correctly? Now what about partial owner financing? You will take out a smaller loan for the house and then pay back the mortgage company and the seller monthly for what he personally financed, correct? And if the seller is not going to charge interest on what he financed for you- that is a way to end up paying less interest correct...overall?

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-Kyesha

"We can do all things through Christ who strenthens us" Philippians 4:13


A lot going on here.. seller

A lot going on here.. seller financing can be set up anyway you and the seller agree on.

It can be a 1st mortgage.
It can be you taking over payments on the 1st mortgage and also making payments on a 2nd to the seller.
It can be wrapping the 1st.

Yes, you can negotiate whatever interest rate you want. But... per the IRS will still owe taxes on some minimum level of interest even if you agree to 0% financing ie the IRS will impute interest rate income to the seller. Im not sure what the current minimum interest rate it- 4 or 5% maybe.


hey D

D, all you need to do to see if the property owner is open to owner financing is feel him out, when i'm looking in the LOCAL NEWSPAPER for deals, circle ad's that stand out, meaning FLEXABLE OWNERS, look for owners that say: MOTIVATED,WILL ASSIST IN THE FINANCING,WILL PAY FOR CLOSING COSTS, these sellers will be the ones who are most likley to take back a mortgage, YOUR HERO,SULLY.

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YOUR HERO, SULLY


yeah...

What I am having an issue with is ....ok the owner will do owner financing. Ok...how does he/she do it, is there a form they would use, where do they get it? Then after the form is filled out...then what...does it get filed...where?

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Don't Wish the Past, Create the Future! - DH


owner carry/ owner finance

I think it would be the agreement to purchase, Please excuse me if i am wrong but Anita could definately tell you.

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cindy REI


good question, D

OWNER FINANCING: it would work something like this, bought property for: $150,000, existing 1st mortgage of $56,000 and buyer is approved for $100,000, through a conventional lender, so, the 1st mortgage of $56,000 would be paid for and $44,000 would go to seller(equity), then, seller would take back a 2nd mortgage payable @ 25 years @ 6.5%= $2,130 month, now you & seller would both sign a PROMISSORY NOTE, & get it notarized, and i'm assuming you would file it with the county court house like a deed, SULLY. Sticking out tongue

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YOUR HERO, SULLY


hi everyone i was wandering

hi everyone i was wandering what are the best part in the u.s.a that is good for investment.Thanks


richboy

best place to start is in your own area. That way you know the location and all the perks, hot spots, low spots and other things pertinent in helping you make sound choices for properties. My advice would be get a few deals under your belt in the area your most familiar with before you venture out and make deals far from home.


steps

1. You make offer

2. Offer accepted

3. Purchase agreement signed by both parties specifying exact details of purchase such as amount of sale, interest, terms and any special provisions like repairs
in exchange for DP, or amount of dp etc...

4. Warranty Deed (Vendors Lien Deed) prepared and Promissory Note.

5. Transfer of title with title company with recording of lien by seller (same as mortgage company) and deed.

6. NEW Owner now has deed in his name, former owner now has lien (promissory note) on property with a quit claim deed on file in case of breach f contract or failure to pay by NEW Owner.

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Anita
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yo ant....

how do you accomplish step#4, like how do you go about getting a WARRANTY DEED?, and how do you TRANSFER the TITLE?, SULLY.

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YOUR HERO, SULLY


You need to talk with an

You need to talk with an escrow company and a title company, sometimes you can find both wrapped into one.


new owner

Hi anita, I have a question on this topic. If the new owner can't purchase my home say in 1 yr or 2 yrs and they don't fullfill their end of the deal, then is all money made, mine without oweing any $ back to the people. Also is it feasible to just go for a one yr contract term or do most do 2 yrs or can i go with 1 yr?

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cindy REI


Cindy

If you are going to owner finance the property you should have the escrow company hold an executed quit claim deed on file in case of default. You have to write in the Purchase agreement that all monies paid on property are non-refundable in case of default on buyers end and they are also responsible for any additional fees related to default. That way you keep all monies paid and you protect yourself from having to pay any fees that may come up due to their default in getting the property transferred back to you.

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Anita
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Cindy, As part 2 of your

Cindy,

As part 2 of your question, it's best when YOU own the home and are going to offer L/O you want it short as possible, typically I would go 1 yr, of course all the items Anita mentioned in the contracts as well as a heftier downpayment since it's not a "rental unit". I structure the L/O offers with usually a $3000 down, plus monthly "rent", i have in the contract all monies are non-refundable in case of default and you HAVE to have a Quit Claim deed filed with an escrow company, that assures you're protected both on property and money.

If you are going to be the Leasee on another persons property you'd want to be sure subletting the property is in the contract and that you can refurb the property, as well as hold a longer term before executing the purchase, such as 2-3yrs.


you would also

need to negotiate some type of rent credit in the lease, or else your money that your paying every month goes towards nothing, i would try to negotiate a 50% rent credit, SULLY.

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YOUR HERO, SULLY


owner finance/ rather then L/O

Okay i am wanting to not so much lease option for someone, but would rather owner finance that way i would be asking 5% down on 235,000 with a rate of 8% so that i could get the most for the deal which would be 11,750 up front. Whichever way to make the most up front is important to me. Any advice from all of you is always appreciated. Thanks

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cindy REI


rent credit

I was going to try to make an additional 200.00 a month for profit on my mortgage as extra income per month. Now i am undecided on which one to do. I would like some votes to help me out! Anyone have any replies. What is best, 11,750 for owner financing up front or a lesser amount for lease purchase. Both have advantages of steady monthly income. anybody can reply or PM me. Just interested in having some input, advice, maybe some of you have had a bad experience, please let me know. I am all ears.

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cindy REI


Anita

Thank you for helping me. That certainly all makes perfect sense. Thanks again

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cindy REI


cindy

.

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Anita
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cindy

If you are asking for a % DOWN then you are not doing a lease option you are doing an actual lease purchase. There IS A DIFFERENCE. With the lease option they lease for a year or maybe two and exercise their right to purchase at the end of that time either by conventional means or owner finance. For that year, you only get regular rental rate no overages. You dont get a down payment you get a DEPOSIT same as on a rental, which is what it is for that first year or so, until they exercise the option.

If you do a lease purchase - THEN you get the 5% down and the extra 200-300 per month on top top of the monthly rate this goes toward the purchase price and you are financing it this way until it is paid off or they come up with other financing to buy it out.

** Mind you, some people do a mix of both so it really is up to you how you want to work it.

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Anita
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ok

Either way you are going to come out good. If you have someone that wants to give you 11,000 dollars for owner finance great. You may want to consider at what interest rate you are going to owner finance or lease option at.

For example if you carry a note a 6% and the people you are going to lease purchase to dont have that great of credit because they may have just lost a house in an arm or divorce whatever may have happened to them,remember alot of these people are good people that just went thru something bad and need some time to get their credit or finances together.

My point to you is that knowing this and knowing they cant go to a bank and get a loan why not charge them a down payment for your 6% loan thats non-refundable cash in your pocket. And this is for both of your strategies. But along with that depending on which strategy you choose to go with why not charge them 1 point or more the difference and do the math and see how much more positive cash flow that will give you. You will be suprised.


Ok, this subject confused me enough...

That I asked one of my old coaches... Lease Option vs. Lease Purchase what's the difference?
His reply:
They are the same thing. In rare cases with a Lease Purchase the Buyer agrees to buy; however, those Lease Purchase Contracts have a way out, thus making it effectively a Lease Option even in those cases. So both terms are interchangeable (as is rent-to-own). An Option is a right to buy but not an obligation. But an Option should contain a set price.

The term 'lease purchase' is the abbreviated way of saying 'lease with option to purchase,' thus a lease purchase and lease option are exactly the same thing.

If someone talks about a lease purchase where the tenant is forced to buy at the end of the lease, they are talking about a type of arrangement that does not have a term invented for it yet. It is definitely not called a lease purchase.

Hope this clears it up for you Elena!

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Cool Elena Cool
Psalms 118:23 "This is the LORD's doing; it is marvelous in our eyes."


Elena

I was speaking of the difference between a lease with option to buy and a owner finance. Which one is best. sorry if i confused you.

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cindy REI


owner finance/versus lease w/pyion to buy

I think they are different according to the posts.

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cindy REI


LOL Cindy!

Well, I thought about it so much I got a headache, then I thought I would ask the mentor who taught me about it if he could clarify for me. I still have the headache, but at least I know the difference now.... LOL!

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Cool Elena Cool
Psalms 118:23 "This is the LORD's doing; it is marvelous in our eyes."