s***i
发帖数: 114 | 1 我看版上很多人都问怎么操作REO/SHORT的房子,我自己有些心得,这是我文学城博客里
的一篇文章转过来和大家分享,谢谢斑竹的支持!可以在版上讨论,QQH也可以.
下次可以写写我做房东多年的经验.
So You Want to Buy Foreclosure?
Buying foreclosure a.k.a. bank-owned (REO) can be rewarding. However, unless
you're a 'pro' or investor, here are some of the things that you should be
aware of:
1. Get your financing line up. Ocassionally sellers' agents would ask buyers
to have pre-approval from a direct lender, i.e. from big banks, and not
through a 'broker.' This is because of tightening of financing. Though, you
may come prepare with your pre-approval letter, a lot of times the seller
wanted you to get a second opinion from their 'preferred lender' - just to
make sure you won't have problem to close. As a bonus, the other lender
occasionally throws in incentives (i.e. closing cost assistance) - to rope
and keep you in.
2. Be patient. It depends which bank you're dealing with, sometime takes
less than 48 hours, sometime it takes longer than that. Depends on bank's
motivation level. The more motivated they're to sell, the faster the
response.
3. As-is condition. You're buying the property as-is. If you find no
appliances in the kitchen - yes, I see a few of those! - that means you'll
have to be ready buying appliances for your kitchen.The price you pay takes
into account the fact that there's no kitchen. Although, from time to time
we see 'overpriced' bank-owned properties listings. If you see a property
that has 'mold' - which is not unusual - usually the listing agent disclose
it in the remarks, you gotta to take it as-it-is. Bottom line: the bank
doesn't want to do 'any' repairs.
4. Home inspection. You can do home inspection for 'informational purposes
only.' If you see something wrong with the property, don't expect that they'
d fix it. Again forget about banks doing some repairs.
5. Competition. From working the trenches, people who are buying
foreclosures are either a) to live in it, or b) to rent it out. So, they're
either first-time buyers (most of the times) or investors. A few property
out there, esp. those that badly need rehab, only want to deal with 'cash'
buyers. So first time buyer is out.
6. Bank sales agreement overwrites 'our' regional sales contract. When a
bank approves the sale, the bank will send their version of the sales
contract that 'overwrites' your original offer. Terms and conditions
negotiated prior to their approval. When bank sends your agent back the
contract, that means - the contract is already 'ratified.'
7. Unlike a conventional sale, where agents from both sides can smooth up
the deal, in a foreclosure situation, there's no relationships! The "bank"
decides whether they want to take your offer or somebody else's. No
negotiation. It's all in the numbers. So save some negotiation time of going
back and forth - since some banks are slow in making 'that' decision - it's
better that you and your agent works out a deal that represents your best-
and-highest offer.
8. Don't fall in love with the property. Use your common sense. Because it
may take three, four, or five different contracts(it may much more than that
) before you finally get there. Don't get discouraged if bank rejected your
offer the very first time. You will eventually get it. You just have to be
very very patient.
Oh one more thing, please allow yourself time. And focus. I have been in
situations where clients give up buying because their offers got 'outbid' a
few times. And they got broken-heart. Got discouraged with the whole thing.
Because that means, we have to go back to square one. And start all over
again..
I got my first investment property by writing over 40 contracts in one and
half month. | m*******r
发帖数: 8950 | 2 谢谢分享!
从我做REALTOR的经验，No.7是错误的。REO的房子是可以讨价还价。首先，你得对
ASKING PRICE进行评估。如果房子在比较HOT的AREA，而且价格也已经WAY BELOW
MARKET PRICE，那基本上没有讨价还价的余地。如果房子在MARKET上放了一段时间（两
周以上），而且ASKING PRICE不是非常COMPETITIVE，这时候，完全有讨价还价的空间。 | o**s
发帖数: 891 | |
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