Maybe you have a few questions. That’s okay; most people do. So here’s a quick collection of some of the questions people ask us… along with our answers. If you still have a question, don’t hesitate to contact us (or give us a call) and we’ll be happy to answer it for you.
Q: What is a “Lease Purchase”?
A: It is simply a typical lease between you (the seller) and us (the buyer) with a few extra “bells and whistles”. Unlike a normal lease- it transfers most typical landlord responsibilities to us, and also sets the time-frame and price for us to purchase the home at a predetermined date in the future. It is nothing more than a delayed cash sale.
Q: How do you make money?
A: First, this IS NOT A SERVICE, we will be signing a contract to purchase your home. The only thing it costs you is time. We earn our profit by including a small markup on the property, and earn a small monthly spread on the monthly payment for managing the home.
Q: How much money do I get upfront? How about every month?
A: With our Lease Purchase Program- your key benefits are keeping 100% of your equity with no haggling, no commissions, and no hassle. Because with our Lease Purchase Program we take on all the normal landlord responsibilities – there is no upfront or monthly cash to you. If you are happy having typical landlord responsibilities – scroll down the page and look for Assign Back- that may be a better fit for you. Various programs that we offer come with or without money upfront or monthly. If one program does not work for you and you really want money upfront, do not hesitate to ask us. Most likely we can design a deal that gets you to your end goal.
Q: What do I have to do?
A: As a seller, your responsibility is limited:
- Agree to accept top market value
- Wait for us to find an awesome Tenant Buyer
- Schedule your move out
- Receive your equity at cash out
Q: Who is our Tenant Buyer?
A: Our tenant buyers are good people with jobs (and/or other income) who, 10-15 years ago, could’ve walked into a local bank or credit union and gotten a loan with good but not great credit but since the financial crisis simply can’t. After an extensive background check we find the best of the best and take a chance on them. We build bridges for deserving families and individuals who need a break.
Q: Can I have my attorney review the lease?
A: Absolutely- we welcome it.
REALLY IMPORTANT NOTE! And I can’t stress this enough, if you want a really fair evaluation of the the agreement simply say to the attorney: “I am considering entering into a residential lease purchase agreement with a company which specializes in it and I wanted to see if you are familiar enough with residential lease purchase agreements to review this or if not, who you would refer me to?”
Q: What happens of the tenant buyer can’t get a mortgage?
A: This does occasionally happen- BUT… Your agreement is with US and it doesn’t matter what they do or don’t do. We agreed and are therefore buying or finding another tenant buyer for the house at the ORIGINALLY AGREED price.
Q: How long are your agreements?
A: Generally, terms range from 36 to 120 months. What dictates that?
- Price of the home
- Overall neighborhood values
- Price to neighborhood ratios
- Area vital statistics
- Local and regional housing market statistics
Since we strive to make list price offers for move in ready homes- we use historic criteria to determine original term. The single most important factor I can convey to you is that we create partnerships that establish win/win/win scenarios that we all have a vested interest in: shared finish line. We all want the same thing, and in the shortest possible time.
Q: What am I responsible for?
A: Once the tenant buyer moves in:
- Contact your insurance company and change from an owner-occupied policy to a non-owner occupied policy.
- Sign the closing documents when they arrive in the future.
You will collect no payments, do no billing nor have any other contact with our tenant buyer.
Q: What about warranties, appraisals, taxes and other fees?
A: No, No, No and No. Once the tenant buyer moves in it ALL becomes our responsibility.
Q: What price homes does this work for?
A: We have purchased homes under $70,000 and over $2 million nationwide. We have also purchased multi-family and commercial units.
Q: How do you get paid? Why are you doing this?
A: It feels good to help people. But… We do get paid on the tenant buyers side of the deal. We will raise the price, try to create a spread monthly and then ultimately get cashed out, like you, at the end.
Q: What can I expect in terms of time frame?
A: We blitz the internet in ALL categories of real estate. We show up on rental sites, for sale sites, leasing sites and conventional home sale marketing sites like Trulia and Zillow. We’ve had tenant buyers show up in days and close out in a month and we occasionally have properties last full term BUT because we aren’t just focused on one traditional market segment we get tons of inquiries.
Q: Are there any hidden fees or other costs?
A: No, everything is clearly spelled out in the lease agreement. The only fee you could possibly pay (and you would pay it no matter how you sell your house) is state transfer tax.
Q: What if we have a mortgage? Can we still sell you our house?
A: The vast majority of houses we purchase have underlying mortgages.
Q: Who is responsible if there are any damages to the house?
A: It depends on the plan you choose. If you choose a Lease Purchase or Seller Finance- WE ARE. If you choose Assign Back- YOU ARE.
Q: Who is responsible for taxes, insurance, maintenance, or repairs during the tenant buyer’s rent-to-own period?
A: The tenant buyer pays, but ultimately we are responsible for ensuring it gets done.
Q: Are there multiple plans and if so, how do they differ??
A: YES! WE DO HAVE MULTIPLE PLANS- HERE ARE THE TOP 3.
- Lease Purchase- Our most popular plan because it is COMPLETELY HAND OFF for the seller.
- Assign Back Tenant Buyer- We find, vet, prepare and place tenant buyer- including getting them connected and enrolled in credit repair/enhancement. We provide all necessary agreements, get them signed (and then assigned to you) and even provide a recommendation to a qualified attorney who specializes in these transactions.
- Seller Finance- In this scenario you own the property free and clear and we typically pay OVER LIST PRICE for the property. We prefer to pay over list as an offset against interest charges. If you prefer to receive interest we can structure that way as well- terms can go as long as up to 360 months.
FEW POINTS ON THE ASSIGN BACK BUYER OPTION:
- You will ultimately get a slightly higher price but will pay closing costs
- You keep any monthly spread we are able to create
- You keep monthly principal pay down
- You keep any escrow overages or balances at the end
HOWEVER- in return… YOU will be acting as a LANDLORD and taking the risk in the event the Tenant Buyer has a life event of some sort. You will need to do the following:
- Stay in contact with your tenant buyer monthly to remind them of the due date and the importance of paying on time. Their on-time payments and your records may ultimately determine their eligibility for their mortgage. Please be diligent about due dates.
- Also touch base regularly to ensure they are following their credit repair/enhancement plan.
- Keep itemized monthly payment records with scheduled down payments separate from monthly rent payments.
- It is CRITICAL they pay either through wire transfer, ACH or bank check to provide a verifiable trail of funds for the mortgage company.
- Suggest you visit the home AT LEAST semi-annually.
- FINALLY- we strongly recommend you purchase a home warranty so neither they nor you get hit with a large expense during the lease period
Want To See What We Can Buy Your House For?