NPRO
H & P Capital Investments LLC
Issue 35
May 2008
New Criteria For Note Buying
by Tom Henderson
down arrow


I received three calls last week from note sellers with payors who have low credit scores, small equity in the property, yet high interest rate yields on the notes. The note sellers were using pre-subprime meltdown criteria for guessing the value of their notes. One note seller summarizes perfectly the pre-subprime pricing criteria that many sellers are trying to hold on to.

This note seller had several notes with below 600 credit score payors, with 10% to 12% yield, along with the payors putting almost nothing down. I explained that in today's market, low credit and low equity notes translate into the 60% to 65% of face value range. He said he was looking for a Note Buyer who wants to purchase high yield notes without counting the credit worthiness of the payor, or the equity in the property. I did my best to try to explain to him that no longer is yield the main criteria for purchasing notes, but rather equity in the property, and the credit worthiness of the payors. He did not hear me. He went on to explain that subprime lenders did not lend out of the kindness of their hearts, but to achieve high yields, and this is what Note Buyers should be looking for.

Again I tried to explain. "If a $100,000 note has a 12% interest, and the note holder has to foreclose in the next year, what is his yield if the house has lost value of 10% to 15% and is worth only $90,000"? Still confused, he replied, "the high interest rate makes up for it." Maybe in his world, having a high interest note makes up for loosing money in the foreclosure process, but not mine. Did I mention this guy was a CPA? The last straw was when he insisted that having 30 notes at high interest, low credit, and no equity would also make up for having to foreclose on a few of the notes. In other words, "you might loose some money, but you will make it up in volume".

It was at this point that I started to bring this conversation to an end. I again pointed out that in today's market, Note Buyers are looking for security , as well as yield. A year ago a high interest note would command a good price, because real estate was going up in value almost nation wide. This is not reality now and may not be for several more years

Amazingly, he ended the conversation with "take my name and number in case you find a buyer who wants to invest a couple of million into high yield notes". Again I told him "maybe" if he was willing to take a 60% to 65% of the face value. But, he was not hearing a word I had said.

If you are about to sell your property using owner financing, get as at least !0% down. DEMAND IT. The lower the credit score, the more down payment you receive. Or you might do an 80-10- 10, where your owner finance 80%, the seller puts 10% down, and you carry second for the remaining 10%. This will make the Note Buyer feel a little more "warm and fuzzy" because the note buyer will have equity in the note should he have to foreclose. The interest rate should be around 9% to 11% depending on the credit scores.

Using owner financing is a great way to move your property. Just take steps to make sure your note is as valuable as possible. This way should you want to sell in the future, you will not loose money because you did not structure the note correctly.

If you already have these types of notes with high yield, low equity and low payor credit scores, I strongly advise the following:
1. keep good records of the monthly payments
2. keep copies of the checks and money orders, or the deposit slip
3. keep up with the property taxes and insurance payments
4. keep up with any changes in value of the property area
(If you need a payment history form, email me. I will be happy to send you one)

After the payor has established a payment history for approximately one year, there are institutions who are starting to loosen up , and may look at these notes more favorably. But for now selling low credit score notes is only advisable if you just need to get out of the note .

If you have a question on your note or a Note to convert to cash, contact me I will be happy to discuss your specifics.


Copyright H&P Capital Investments LLC
All rights reserved

Tom Henderson-Note Investor
Buys Your Real Estate Notes
note deal

If you would like to learn the hands on mechanics of how to broker notes, you can bring a note to "co-broker" we will split the profits. I also pay referal fees for notes that are refered to me.

ONLINE NOTE QUOTE
Tom Speaks: Owner Financing Seminar June 21 & 22 in Dallas Texas
noteworthy3

Tom will be giving his comprehensive seminar on "How To Get Rich with Notes and Owner Financing
for 2 half-days Saturday June 21 and Sunday June 22nd in Dallas Texas . If you have any questions contact Tom

Tom is also giving presentations to local Realtors on how to use notes to increase sales. As usual, Tom's no-nonsense approach is being well received. If you would like Tom to speak at your real estate office, please contact us to make arrangements for time and place.

Note Professor Notebook
by Tom Henderson
np

If you have not attended a Note Professor "How To Get Rich with Notes" class, be sure and purchase the Note Professor Note Book manual to enhance your knowledge of creative real estate financing and note buying and selling.

"I got your news letter. It was great, purchased your (Notebook) and it was awesome. I used your renter technique and it worked also. I am getting 41% return thanks to your expert advice. I have spent hundreds and not able to do any thing thru other gurus" Gary W. Garland, TX

"It blew me away what a powerful tool notes can be. Lots of great information, worth every penny! Highly recommended."
Jeff C. The Colony/Investor

"Your manual is short and straight to the point, it's rare to buy something today that gives you your money's worth. Thank you" Stephan B. Phoenix, AZ

GUARANTEE! You will learn at least one new usable concept to increase your profit in buying or selling notes and real estate.

THE NOTE PROFSSOR NOTEBOOK is on sale at NoteWorthy's Bookstore. Save $20.

Real Estate and Note Investing Education
FREE Real Estate Note Investment Newsletter
By Tom Henderson
NPRO

FREE Real Estate Note Newsletter
click here to subscribe and be sure to forward this newsletter to a friend that would have an interest in owner financing and real estate notes.

.


Tom Henderson
H&P Capital Investments LLC