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IF YOU FOLLOW THESE STEPS YOU WILL HAVE MORE MONEY COMING IN FROM
RENTALS THAN FROM YOUR DAY JOB SOONER THAN YOU THINK .
Invest Four More is unique because is stresses the importance of investing in multiple rental
properties and leveraging the returns in a unique manner to maximize cash flow. To learn more
and to find out how to overcome specific challenges related to acquiring capital, securing loans
on more than four properties, and how to maximize the return on invested dollars, visit and
follow investfourmore.com.
1. Invest in Residential Real Estate. Commercial real estate is very complicated and
not for the beginning or even intermediate investor. Residential property is easy to
rent, easy to maintain and appreciates. I prefer single family rentals because there are
more of them and I can get better deals on them than
I have been evaluating the Invest
multi family.
Four More principles for the last 2
2. Buy properties below market value. It is not easy, years and can happily announce I
if it was everyone would do it. Do your research and am in the process of making the
work hard to find good deals. If you can find good huge leap from a corporate role
properties 20% or more below market it is very hard into working on the Invest Four
More strategy full time. I have
to get burned on any deal. REO and HUD properties seen the benefits first hand, which
can be great deals, but are getting harder to find. is why Im excited to see this
Short sales can work out fantastic if you act quickly information now becoming more
enough. Off market properties can be the best deals broadly available. This is life
changing information.
if you are willing to work hard to find them.
3. Buy as many properties as you can. Buying one
- Invest Four More reader
property is a great investment, but if you can buy
Invest Four More Proprietary
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4.
5.
6.
7.
multiple properties a year you will create real wealth! Owning multiple properties will
open many doors in the investment world. Your cash flow will count as income; your
credit will go up the more mortgages you pay on time. You will have more equity and be
able to borrow more money towards more houses.
Develop a plan to obtain mortgages on more than four properties as soon as
you can. Whether it is through private money, a portfolio lender or normal bank that
will lend on more than four, you can never start too early. The key to building a rental
property business is buying many properties, not four. 10 is great, 20 better, 30
awesome, 100 and you can retire an extremely wealthy person without having to worry
about money again.
Plan a way to get cash or financing for down payments and repairs needed on
new properties. The biggest challenge is finding the capital to get started with
multiple properties. There are many ways to get capital; the tough part is keeping it for
investing and not spending it. Refinancing personal or investment properties, saving
cash flow, putting away 10% of your income for investing, flipping houses or getting a
better paying job are all ways to get more cash.
Reinvest your cash flow into paying off one mortgage at a time. If you are short
on cash and have no other means to buy more properties this step can be put off until
you are able to save more cash. Once you get multiple properties cash flow going
towards paying off one mortgage at a time the snowball effect will begin. Paying off
mortgages will become a yearly occurrence and not many things feel as good as paying
off a house. That extra cash flow from one less mortgage will go towards paying off the
next house even faster!
Look at your returns! Many financial gurus tell you to pay off your cars and house as
quickly as possible, but you can get the lowest interest rates on your principle residence
and cars. Dont pay off those loans any quicker than possible if you can make over 20%
returns investing in Real Estate. 20% return is much better than paying off a 4 or 5 %
interest rate on your car. Spend your money on something that will make you more
money.
INVEST FOUR MORE ASSISTS YOU IN COMPARING ALTERNATIVES AND MAKING THE MOST OF YOUR ASSETS . SEE
HOW THE ALTERNATIVES STACK UP IN THE COMPARISON TABLES BELOW .
Invest Four More Model: Your investment is making you money in four ways. You buy house
right and gain instant equity. You have cash flow coming in every month from rent. Your home
most likely will appreciate just as much as the stock market if not more. You can depreciate
your cost basis for the home from your income taxes. Model assumes cash flow is not
reinvested into one mortgage; returns are even higher with reinvestment strategy.
Investment
Built in Equity
Cash Flow
Appreciation
Tax advantages
Equity Paid Down
Cumulative Benefit
Year 1
($30,000)
$25,000
$6,000
$7,500
$810
$1,500
$40,810
Year 2
($30,000)
$25,000
$12,000
$15,000
$1,620
$3,000
$95,930
Year 3
($30,000)
$25,000
$18,000
$22,500
$2,430
$4,500
$165,360
Year 4
($30,000)
$25,000
$24,000
$30,000
$3,150
$6,100
$249,110
Year 5
($30,000)
$25,000
$30,000
$37,500
$3,960
$7,900
$348,870
Money market or standard savings investments over time: Money markets and CDs
dont come close to accounting for inflation; you are basically losing money every year. Model
assumes a compounded at an APY of 0.12%, with $20,000 deposit at the start of each period for
10 years.
Investment
Return
Cumulative Benefit
Year 1
($30,000)
$36
$36
Year 2
($30,000)
$72
$108
Year 3
($30,000)
$108
$216
Year 4
($30,000)
$252
$360
Year 5
($30,000)
$288
$540
Stock and bond investments over time: You have little direct control over stocks and bonds.
Hopefully your choices do well, but if market crashes you can lose all your gains and then some.
The 6% assumption in this model is fairly optimistic and doesnt account for risk or years of loss.
Model assumes a compounded return of 6.00% with $20,000 deposit at the start of each period
for 10 years.
Investment
Return
Cumulative Benefit
Year 1
($30,000)
$1,800
$1,800
Year 2
($30,000)
$2,472
$5,508
Year 3
($30,000)
$3,708
$11,238
Year 4
($30,000)
$7,875
$19,113
Year 5
($30,000)
$10,147
$29,260
Aggressive Payoff of Mortgage: We are assuming your interest rate is 5%, which may be
high depending on if you refinanced recently. The thing to remember is your investment in
your mortgage is not creating any cash flow, just equity pay down. You wont realize any
returns until you refinance, sell or completely pay off your home. On the flip side, rental
properties give you instant return that be reinvested to make more money!
Payoff Amount
Return
Cumulative Benefit
Year 1
($30,000)
$1,500
$1,500
Year 2
($30,000)
$3,000
$4,500
Year 3
($30,000)
$4,500
$9,000
Year 4
($30,000)
$6,000
$15,000
Year 5
($30,000)
$7,500
$22,500
can place a bid the next day after the period deadline expires. Just because a property is still on
Hudhomestore the day after the period deadline expired, it does not mean HUD did not receive
an acceptable bid. HUD reviews bids the first business day after the period deadline and the
property could be on the website for a short time in the morning while they review bids.
This can be very confusing the first time you try to process the information, but it gets easier
the more you use Hudhomestore. The thing to remember is investors can bid on the first day
after the period deadline. If you are unsure who can bid, HUD will list who the eligible bidders
are. When investors can bid it will say All bidders. If you have a good Realtor who knows the
HUD system they can walk you through the process.
Usually they are allowed to accept a net amount around 10 to 12 percent less than ask price.
The net amount is what HUD will receive after commissions and closing costs are paid. HUD
always pays the listing broker 3% commission and the selling broker can get up to 3%
commission. If HUD is paying 6$ commission total, then that net amount they will accept has
dropped to 4 to 6 percent less than ask price. If the buyer wants closing costs then that amount
drops even further.
HUD is very clear that they treat investors differently than owner occupant buyers.
They feel investors are more experienced in Real Estate and should do their due diligence
before making an offer. HUD makes investors sign a document saying their earnest money will
not be refunded for inspection issues. HUD does have an inspection done on every home, but
many times the utilities are not on when the inspection is done and it is always best for a buyer
to have their own inspection completed. Remember it is very difficult for an investor to get
their earnest money back from HUD if they cancel the contract.
with your turn on request form if you want to turn on the water. This fee is for the property
preservation company to re-winterize the property after you complete your inspections.
If you find issues during your inspection, you have two choices. Cancel the contract or proceed
to close knowing HUD wont repair anything. They are very clear HUD homes are sold in as -is
condition and they will not make any repairs even if the lender requires it. They are also very
clear that they will not return your earnest money if you find inspection issues that cause you
to cancel your contract. As I said earlier, HUD does an inspection before listing each property
and the basic results are listed on HUDHOMESTORE.COM. To find the inspection, look under
addendums on HUDHOMESTORE and you will see a document called PCR. This will list the
general condition of the plumbing, electric, HVAC and roof. Do not depend on these
inspections to be perfect! Many times the HUD inspectors are only able to do a visual check
since the utilities are not on.