Investment Programs

There are many investment programs that Unique Realty Consultants (URC) can provide assistance. Depending on your Return on Investment (ROI), we will determine the type of real estate investment that meets your needs. Here are some different types of investments we use to help our clients.

Model Lease Back Program

A model leaseback is a great investment. You purchase the model home and the builder rents it back from you while using it as a sales model center for the community. Once the community is sold out, the beautiful model home becomes yours to live in, lease and manage, or sell to another buyer.

Builders will typically agree to a lease of 12-36 months depending on the size of the community. Typical model lease back home programs include no property management fees, no maintenance fees, no repair fees, and no utility payments. You get the advantage of having an immediate tenant, reliable rent payments, a fully loaded home at a decreased price, an exquisitely maintained home, and in some cases no home owner’s association fees.

Real Estate Tax Complaint

Every three years the Franklin County Auditor must reappraise every real estate in the county and set new tax values. Property owners can file a real estate complaint to get their real estate taxes lowered. It is up to the Board of Revision to determine the fair market value of the real property.

Must file a complaint after the tax bills are mailed out in December thru March 31. The Board of Revision will let you know if you have a hearing or mediation. Sometimes the Board of Revision agrees with your value and there is no hearing or mediation.

If you do not like the value that the Board of Revision sets, then you have 30 days from the time of decision to file an appeal with the Ohio Board of Tax Appeals or the Court of Common Pleas.

Tax Lien

When a homeowner fails to pay the real estate taxes on his or her property, then the city or county in which the property resides has the authority to place a lien on the property. The city or county then sells a tax lien certificate. A tax lien certificate states what interest rate and penalties the taxpayer must pay in addition to the real estate tax to fulfill their debt obligation. The third party is basically making a short-term loan to the taxpayer and gets to keep the interest while the county gets the real estate taxes on time.

The Process:

  1. Property owner fails to pay the real estate tax
  2. Taxing City or County issues a tax lien certificate
  3. City or County sells the tax lien certificate to a third-party
  4. Property owner pays off tax lien certificate
  5. Third-party collects principal along with interest

Tax lien certificates are one of the best investments you can make because they offer 18-25% (varies from state to state) guaranteed by low interest rates and are secured by the property. The repayment is usually anywhere from six months to three years depending on the state.

Tax lien certificates are for experienced investors that are familiar with the local real estate market. The catch is that you might end up owning the property if the property owner does not pay the tax lien certificate. Not really a problem since the tax lien certificate is sold pennies on the dollar.

Private Money/Hard Money

Unique Realty Consultants has access to both private and hard money lenders. Depending on your real estate deal we can help you get unconventional financing (not banks or credit unions). We have access to over 50 different lenders with different requirements. Some are local and out of state.

Retirement Funds to Purchase Real Estate

Using a self-directed IRA, funds can be used to purchase real estate just as they would buy stocks and bonds. This means real estate IRA holders can use their retirement funds to purchase real estate without incurring early distribution taxes or penalties, and they can realize the rental payments as a tax-deferred income within their IRA.

Many people have bought retirement homes in their self-direct IRA’s, meaning buy at today’s prices to occupy after retirement age has been reached.

If you already have an IRA, 401k, 403b, SEP, Roth or other retirement accounts with substantial funds in it, you can roll that money into a self-directed IRA then use the capital to purchase the retirement home of your choice as a rental property. Since this investment is done on your behalf of your retirement account (and not you personally), the income you receive from rental payments is realized tax-deferred within your account.

Lease Option

This form is an Option to Purchase. It grants the tenant the right to purchase the rental property during the term of the lease. The tenant can gain credit towards the purchase price with each on-time rental payment.

Usually, the Option to Purchase is a cash amount. The Option then can be exercised within a certain time period like two years. Sometimes tenants go thru divorce and their credit gets tarnished.

HUD/Section 8 Program

The Housing Choice Voucher (HCV) program was started in 1937 under President’s Roosevelt Federal Housing Act (FHA). FHA is a division of Housing Urban Development (HUD) created in 1934. The program provides monies for low income families, elderly and disabled to allow them to live in safe affordable houses in the private sector. Families can choose apartments, single family homes, or townhomes as long as the unit meets the HCV housing guidelines.

A family is issued a housing voucher and then finds a suitable unit to rent. The unit is then inspected for health and safety issues. The landlord must agree to the HCV program guidelines. Leases are for one year. Tenants pay all utilities (electric, gas and water).

A housing subsidy is paid directly to the landlord by Columbus Metropolitan Housing Authority) CMHA for the family. CMHA owns over 2,200 units and places over 13,500 families in the private sector throughout Franklin County.

Kiddie Condo

Imagine having a rental house when your son or daughter goes off to college. Buy a rental home and rent the bedrooms out to four or five of their friends. Now your son or daughter is paying no rent and you are using some of the rental income to fund the child’s tuition.

Short Sales

A short sale of real estate is simply when the sale proceeds from selling the property are not enough to pay off the debts secured by liens against the property, and the property owner cannot afford to repay the liens’ full amounts and where the lien holders agree to release their lien on the real estate and accept less than the amount owed on the debt.

These properties are already in the foreclosure process or at least one month past due on their debt obligations. A short sale is often used as an option instead of foreclosure because it mitigates fees and costs to both the creditor and borrower. Most short sales came out of the subprime mortgage crisis when banks were lending people money on just credit scores and not verifying any employment wages.

Short Sales can be good buys depending on the appraised amount done by the lender and who holds the original mortgage (Fannie Mae, Freddie Mac, FHA, VA).

Second Homes

Condo’s on the beach, hunting cabin, fishing cabin, horse farm, log cabins are all examples of second homes. Unique Realty Consultants works with other Brokers around the United States who are specialists in all types of second homes.

Foreclosure

Foreclosure is the legal process that the lender attempts to recover their balance of a loan from a borrower who has stopped making payments to the lender by forcing the sale of the asset used to secure the loan.

The State of Ohio is a Judicial Foreclosure state. The typically time for foreclosure in Franklin County Ohio is around 12 or more months. The Franklin County Sheriff’s Foreclosure sale is held every Friday at the Franklin County Courthouse. Sometimes can be a good purchase but not always.

Bank Owned Properties

Bank owned properties are real estate that was acquired through foreclosure. Bank owned properties have become a common option these days for investors as well as homeowners. These have become very popular among potential buyers because of their discounted prices, which are significantly lower than current market rates.

Court Order Sales

Probate is the term for the legal process of disposing of the estate of a deceased individual or decedent. Specifically, probate does the following:

  1. Proves in court that a decedent’s will is valid.
  2. Pays debts and taxes incurred by the decedent in his or her lifetime, including monthly mortgage payments on the old homestead.
  3. Distributes the remaining property among people as will directs—or among surviving members of the family and other claimants according to the judgment of the court.

If you could buy a dollar for 60 cents or even 70 cents, wouldn’t you buy as much as you can afford? That’s the way it is when you purchase probate estate.

Auctions

A public sale where the process of buying and selling goods and or services by taking bids, and then selling to the highest bidder. There are online auctions as well as on site auctions. Some auction companies are local and some are national.

Depending on the type of auction and who shows up at the auction usually determines the price of the real estate. Some auctions have a minimum sale amount or reserve that must be meet in order to sell the good or service.

US Department of Treasury, US Marshalls Office, DEA, IRS, US Border Patrol and Customs and local and state police, sheriffs all have auctions for real estate.