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In almost every real estate transaction there are going to be "closing costs" of some type.  Whether in the form of escrow fees, points (an up front percentage of the loan charged by the lender, usually 2% or so, of the loan), or insurance, they are going to be there.  As they vary from state to state and even county to county I am not going to go into any detail other than to say that there will be costs.

 Another reason for not going into detail is that when structuring no down transactions, they take on less importance, because they do not have to be paid out of your pocket.  In any transaction that is being structured to bring cash into the deal, whether through saleable notes or new loans, you can usually stipulate that the seller pay all closing costs.  If the seller does not like that solution as well as you do, then just raise the price of the property by the amount of the costs.  That way it still does not cost the seller anything and it does not have to come out of your pocket.  Then where does it come from?

 Closing costs will always have to come from the money that you raise to go into the transaction.  If you know that you can get a loan of $70,000 from the finance company, and the closing costs are going to total $3,000 dollars, don't sell the seller on the idea that you can get him $70,000 dollars.  Tell him $67,000  dollars and use the other $3,000 to pay the closing costs.  That's right.  You can even borrow the closing costs. You can then increase the amount of the second he carries and the sales price by $3,000 dollars.  In other words, if this were another $100,000 sales price, you increase the price to $103,000, borrow the $70,000, have the seller carry back $33,000 and have the seller pay all closing costs out of the $70,000 dollar loan.



Having all this real estate knowledge is great!  But, if you can't find anything to buy, it doesn't do you any good.  So, how do you find properties?

 1) Newspapers.  Check your local paper for properties for sale, then simply call the sellers.  Ask questions to find out what they need in the way of cash, why they are selling, loan balance and any other information that is pertinent.  You then analyze the facts you have acquired to determine which principles are needed to structure the transaction in a way that will achieve both the seller's and your objectives.

 2) Real estate agents.  Agents usually have the easiest access to properties, but if you tell them that you are looking for something that you can buy with nothing down, you are probably not going to get much information.  The real estate principles we have discussed are not taught in real estate school; at least, not as they pertain to buying properties with nothing down.  Consequently, the vast majority of agents do not realize that what you want to do is even possible.  What you must do is find one agent that you feel comfortable with and explain exactly what you are doing and what you need in the way of properties.  Assure him that anything he finds that will fit your criteria, you will buy from him.  That way he knows that he will get paid his commission, by the seller, and you know that you will have someone out there searching for your "no down" properties.


In today's day and age, the internet is one of the best sources of potential homes that you can buy creatively. see...

See Chapter 14.

Create the Appearance of Wealth.







I want to repeat that what we have been discussing are not "pie in the sky", theories. 

They work.

Everything you've seen has been used either by client, a colleague, or myself. This is actual, workable, valuable knowledge.  We all have heard the saying that "knowledge is power".  And it is But only to the extent that it is used.  Just as the person who won't read is no better off than the person who can't read, if one learns  principles but doesn't use them, he is no better off than the person who does not even know they exist.  

  Learn these principles, but more importantly, use them!


Create the Appearance of Wealth.


Chapter 1




Chapter 2 How to

Raise Cash Creatively



Chapter 3

Borrow against money.

Chapter 4

Selling Money



Chapter 5

Buy with no down and get cash back at close of escrow.

Chapter 6

How to assume a loan


Do you or someone you know need a quick infusion of cash? 



Chapter 7

The Wrap Around Basics




Chapter 8

Assumption & Seller Carry



Chapter 9

Wrap Around Mortgages

Wrap Around in Action



Chapter 10

Buy with no job or money



Chapter 11

buy and get cash back

Buy and Get Cash Back 



Chapter 12

Get Creative


Chapter 13

How to Borrow Even Closing Costs



Create the Appearance of Wealth.






























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Last modified: 10/31/2019 07:55:59 PM