Monica Main – No Cash No Credit 100% LTV Real Estate Cash Flow System
Archive : Monica Main – No Cash No Credit 100% LTV Real Estate Cash Flow System
How to Get TRUE No-Cash-No-Credit Real Estate Deals By Using 4 Little-Known Cutting-Edge Secret Money Strategies That NO ONE Else Will Ever Reveal to You!
Yes, you CAN find TRUE no-cash-no-credit real estate deals that provide you the most leverage when buying cash-flowing real estate!
Dear Real Estate Investor,
It wasn’t until a few months ago that I was able to fill in a missing jigsaw piece to assist my students in obtaining actual no-cash-no-credit real estate purchases while substantially reducing risk.
This can provide you with a distinct benefit of profiting from cash-flowing properties while investing NO MONEY of your own!
Like many of you are aware, I began in real estate investment 20 years ago, as most investors do: by flipping SFRs (single-family residences). There was no such thing as “transactional” or “wet” finance to utilize to flip properties back then. So, grudgingly, I had to make a tiny investment (less than $5,000) to purchase a townhouse that I ended up flipping for a small fortune. But when wise real estate investors become tired of paying hefty capital gains taxes on their property flip earnings, they will realize that flipping properties isn’t the way to go.
When a real-life “mentor” taught me about investing in apartment complexes in 2001, I became interested in commercial real estate investing.
I haven’t looked back since, having realized that the REAL riches in real estate investment is in the passive income cash flow rather than flipping or betting on appreciation (especially when the economy starts to give out).
Why Traditional Lease Options Are High Risk, and Why You Should Avoid Them!
My first two transactions were with a single owner.
He owned two apartment complexes and agreed to let me “take them over” through a lease-option agreement.
He was an elderly man who was unwell and eager to get out of the job of self-managing these two buildings.
He had no idea that he was about to become the single person who would completely transform my life for the next few years.
When I first started in this passive income real estate business, doing lease-option deals was risky at best because the entire transaction was based on a single document/contract that could be “pierced” at any time, usually by the party (property owner) with the most to lose and the most to gain in the transaction.
After only a few lease-option deals at the start of my passive income real estate investing career, I decided I didn’t want to take the risk any longer; this was after I lost a deal to a greedy apartment building owner who “took back” his property after I cured his vacancy problem during the lease-option term.
With a “ironclad” lease-option deal in place, how did he take it back?
Simple.
He opted not to give up his property after I improved his vacancy rate from slightly over 60% to well over 80% in the first 90 days.
(How could he?)
So he got an attorney to go over the document, and he discovered a little gap that suggested I “breached” the contract.
After that, the land was legally returned to him in less than a week.
When you’re dealing with unethical people in this profession, that’s how the ball bounces.
Unfortunately, there are a LOT of them in the commercial real estate industry.
How I Discovered the Hidden Truth About Lease-Option Contracts to Protect Both YOU (the Buyer) and the Property Owner (the Seller)!
I stumbled upon another lease-option deal last year.
The property’s performance was nothing near what was required to qualify for a traditional mortgage.
I was wary of negotiating another lease option arrangement without some “insurance” that I wouldn’t get scammed again after the contract “breach” swindle with the apartment building owner many years previously.
I went to my attorney, who connected me to someone else who showed me how to conduct these lease-option transactions while being totally protected.
It’s known as a land trust.
(In some places, this is known as a “land contract.”)
This is what makes the transaction “iron clad” without the need for escrow.
But first and foremost, why do a lease-option contract in the first place?
Why not just purchase the house?
In most circumstances, a cash down payment of 20% is required when purchasing a home.
(Some smaller banks will accept a 15% down payment and an 85% LTV.)
In addition, in this day and age, you’ll need to have relatively good personal credit to secure a business loan.
Even if you have the cash and credit to close the sale, you won’t be able to get a truly excellent (below market) price on a house in this hot real estate market UNLESS you buy a “under-performing” property.
An under-performing property is one that has less than 85% occupancy, which is the minimum criterion for most commercial lenders in order to obtain the best interest rates and loan conditions.
A lower occupancy level puts you in the clutches of a hard money or bridge lender, which means high interest rates, high points, and being ripped over in a dark alley by a person dubbed “Uncle Guido.”
Creating a land trust is not difficult, but many attorneys (a) are unaware of it and hence (b) will not do it. Instead, they’ll try to grab your money by offering you some other legal service (typically generating a lease-option contract), which isn’t what you want or need to preserve your investment in this.
I was really fortunate to discover the attorney I did to assist me in developing this seamless and simple land trust plan that anybody can utilize to lawfully take over any property (home, condo, townhouse, apartment building, MHP…ANY PROPERTY!).
This attorney I worked with to put together this land trust made the procedure very simple for ANYONE to complete as long as you knew what paperwork has to be submitted and HOW to file it!
Land Trusts = COMPLETE Legal Ownership vs. Regular Lease Options = NO Legal Ownership
The lease-option technique differs from the land trust approach in that it does not allow for the property’s ownership to change.
Because there is no escrow and no new grant deed with new ownership information filed with the county, this creates a high risk situation (as mentioned above) in which you may lose the property back to the lawful owner.
Yes, there is a contract in place, but if they truly want their property back, they will battle you in court over some ridiculous legalese.
And…if you take an under-performing property and turn it into a cash cow cash flowing property, they WILL want their property back.
And if a property owner wants their property back and is still legally on title, they WILL find a way to get it back, even if it means dragging you to court until you cry “uncle” because you don’t want to pay the hefty legal fee by going through court for 2 to 3 years!
Even if you don’t go through escrow and have a new grant deed filed with the county to establish new ownership with a land trust, there is still a legal document (the land trust) filed with the county demonstrating a “change” of ownership.
The seller is essentially placing their own property into a trust and appointing you as the director (who makes ALL decisions about the property purchase), while they are only the beneficiary (as to stay compliant with their mortgage terms and conditions).
This makes it IMPOSSIBLE for the seller to back out of the contract if he/she subsequently decides that he/she wants the property back as a result of your incredible work in transforming their under-performing property into a cash-flowing cash cow of awesomeness.
For the first time, I’m bringing real estate investors of ALL KINDS the full scope of everything you’ll need to make this type of land trust lease-option deal work, from finding the properties to creating the proposal so that the seller will readily agree to the legal paperwork needed (with full instructions) for deal execution to how to financially structure the deal so that you CAN close escrow within a 36-month time frame so that you can legally possess the property out of unrestricted possession.
But wait, there’s more…
The Newest TRUE 100% LTV Method: The 100% LTV Bond Funding Program
Many of you already know that I have a broker who handles the 100% LTV Bond Funding Program. Truth is, it’s not enough to have his name and phone number. You have to know how to financially balance these deals (because a 100% LTV carries A LOT of weight on the cash flow) including how to get the 1% to 2% cash (of the asking price) that the Bond Funders will be REQUIRED to see.
Yes, they will want to see that you have 1% to 2% of the purchase price of the property that, by the way, MUST exceed $1,000,000 in order to do a deal like this.
This is the most cutting edge method to use when getting a property deal in this super hot real estate market. However, the most challenging part of using this strategy is making the numbers work. You’ll have to get a property that’s below market value in most cases to make the numbers work. And, to do this, it means you’ll be focusing on properties that are under-performing.
Yes, the Bond Funders WILL fund a property that is under-performing but it has to be reasonably “stable” and not a total mess of a deal. They don’t want abandoned/vacant properties that need tons of rehab. But they WILL fund something that has a mass upside potential because…they want their investors to make money!
Unlike what some may think, bond funding is NOT a free grant program. It’s like any other loan that has to be repaid back. What “bond funding” denotes is that there is an organization that pools money together from a variety of accredited investors who are essentially throwing their money in something like a mutual fund. This organization acts as a liason between the investors and the investments that will make these investors their money. So, they look for cash flowing assets and people who will actively manage these assets; this is where you come in since you will be helping these investors make money on their investment into the “pool” of funds.
The “loan” will be on an interest-only basis and will be between an 8% and 10% interest rate. So, on top of making a 100% LTV work, you also have to balance the higher interest rate. The good news is that you’ll use this as a “bridge” between acquiring the property, bringing it up to speed (if it’s under-performing and/or needs minor rehab), and then cashing this loan/fund out with a conventional loan once the property appreciates after a short time.
And then there’s the old-fashioned way…
Get Cash, Buy Real Estate and Then GET RICH!
I have a brand new streamlined method in building fast business credit to use to get cash for real estate down payments, due diligence, and even minor rehab.
The process is very simple. You repair/rebuild your personal credit within 6 months using my very simple strategies. Push that personal mid-FICO up over the 700 mark then the sky’s the limit. You can start a new S corporation (business entity) with an EIN and start getting business credit cards and lines of credit.
In turn, you use this cash to acquire real estate.
Simple, right?
Well, there’s one thing you have to know first and that’s a SPECIFIC TYPE of real estate that I recommend you invest in to make this work. After all, you’ll be able to gain access to about $50,000 to $100,000 in cash within just a few months and that’s not going to be enough money to leverage a piece of real estate that’s $3,000,000 (unless you’re acquiring it with the 100% LTV Bond Funding Program).
There is a SECRET STRATEGY in exactly how to use this business credit cash to get hand-over-fist rich by not only targeting a specific property SIZE but a specific property TYPE that I’ve never revealed before!
This, of course, will be fully covered in the No-Cash-No-Credit 100% LTV Real Estate Cash Flow System!
And finally…
Raising UNLIMITED CASH from Private Investors Using My Most POWERFUL Ad & Proposal Secret
I’ve been using this method for years but I don’t think that my students fully understand it. Either they don’t believe that something so simple and easy to do is something they also can do or they gloss over how powerful and effective it really is.
There is a “trick” to this, though. It’s a trick that many of my students miss because they’re sloppy or lazy. First off, it’s not enough to just have a kick-ass cash flowing deal that you’re trying to raise down payment funds for. It’s not even enough to be able to write out a simple ad to put online to start attracting investors. And it definitely isn’t enough to offer a potential investor a piece of the action (which you don’t have to do, by the way) in exchange for the cash.
In fact, almost ALL of my students FAIL MISERABLY at this one little “trick” or secret in attracting funds from private investors which I have been able to successfully do for many years now.
And no, I no longer offer my investors a piece of the action anymore. I don’t have to. I “borrow” the money and keep 100% of ALL my equity in every deal. Yes, YOU can also do this. And yes, it’s easier than you think but ONLY IF you know how to pull it off.
Plus…you have to know WHERE to find these investors (especially to keep legally compliant with the SEC). And it does go beyond just using the Loopnet Big Board. You have to go a step further which I’ll show you in this mind-blowing all-inclusive No-Cash-No-Credit 100% LTV Real Estate Cash Flow System.
My Cornerstone No-Cash-No-Credit 100% LTV Real Estate Cash Flow System is NOW HERE!
This is the course that I only wish I had enough knowledge to put together only a few short years ago. Except that I didn’t have the knowledge. I was mainly missing the components to getting lease-option deals together in a low-risk legally compliant way. I didn’t discover all of the elements to this part until only a couple of months ago. Since then, I’ve been putting it all together straight from my attorney to ensure that my students have all of the elements needed to pull off these types of deals.
But I didn’t want to stop there.
I wanted to include all of the most powerful strategies on doing TRUE no-cash-no-credit deals which included the 100% LTV Bond Funding Program, raising business credit cash for deals, and raising private funds from investors.
This is when I realized that I also have little-known cutting-edge components to add to all of those elements too that I’ve never revealed to my students before now!
For those of you who have gotten ANY of my other real estate courses including the Apartment Building Cash Flow System, Commercial Cash Flow System, Mobile Home Park (MHP) Cash Flow System or ANY of the others I have, this course is the NEXT STEP if you want to do no-cash-no-credit deals. If you’re just starting out with me and want to take that first step, THIS is the course you want to start with! It’s one that’s been in the making since 2001 and it’s finally here!!
The No Cash No Cash 100% LTV Real Estate Cash Flow System
Here’s what you’ll get in this incredible course:
No Cash No Credit 100% LTV Real Estate MANUAL: This power-packed heavy-duty manual will thorougly go over all of the elements in TRUE no-cash-no-credit real estate investing as it pertains to passive income cash flowing real estate assets. This includes full details about all the legalities when it comes to doing an iron-clad lease-option deal using a land trust or land contract. It will also include never-before-revealed details about the 100% LTV Bond Funding Program and how to make it work. You’ll also discover how to gain quick access to business credit cash in a little-known unique way of doing it without going through a bunch of bank red tape.
BONUS REPORT: The ONE Real Estate Mind-Blowing SECRET That Can Make You VERY RICH! This is a VERY unique report because it shows you my latest never-before-revealed real estate investing strategy that’s DIFFERENT than anything you’ve ever known. And it can make you FILTHY RICH in only a few months if you execute this correctly. And yes, you use my 100% LTV strategies to pull this off, making money using OPM (other people’s money). This strategy will BLOW YOUR MIND and worth the entire cost of this course by itself!!
Million-Dollar Resource DIRECTORY: This directory is different than other directories I’ve done because it includes only the elements you need for TRUE no-cash-no-credit deals. This includes resources for equity partnerships, cash, start-up business credit (BLOCs), wet funds, and even sources of where to find private investors. Again, this directory is WAY DIFFERENT than all of my other directories put together!
Quick Start ACTION PLAN: There’s nothing worse than going through an entire course and then getting to the end to realize that you have no idea where to start. This is a checklist of exactly what you’ll need to do. But be warned. DO NOT use this instead of going through the course materials. Go through the course in its entirety and THEN use this checklist to get started with your no-cash-no-credit real estate investing business. This way you’ll stay on track and know exactly what to do to get up and running as quickly as possible.
DVD Series: This set of videos will show you strategies of how to use the No-Cash-No-Credit 100% LTV Strategies presented so that you’ll fully understand how to quickly, seamlessly, and effectively execute each strategy depending on what types of real estate you will be acquiring. It’s best to first understand how each strategy works and then you’ll know which to apply to any real estate acquisition situation. These videos will help you understand how this entire process works in its multi-faceted potential it offers.
Audio Seminar: For 3 full hours you’ll be schooled on exactly how the 4 strategies work and exactly how to use them. You’ll be taken from the very beginning on exactly which types of cash flowing assets to acquire, where to find these properties, how to financially structure each type, and how the basics of profitable cash flowing real estate works. Once you understand these basics, you’ll then be taught more “advanced” acquisition methods that surround the 100% LTV strategies so that you’ll know how to acquire these properties with TRUE no-cash-no-credit 100% LTV methods.
Forms & Legal Documents CD-ROM: This CD-ROM is worth $895 alone (MINIMUM) because of the amount of time and money I’ve spent with my attorney in getting these documents (which was MUCH MORE than just $895). Additionally, you’ll understand the laws of each state when it comes to land trusts/contracts so that you’ll know how you’ll have to alter your strategy for lease-option deals when it comes to each state. You’ll also have every form, proposal, offer, contract, CFE (Cash Flow Evaluator), secret letters for property owners, templates (including for a mini business plan) and anything else you’ll need to do a real estate deal using the methods outlined in these course materials.
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