NO contest.

I have written about this for three years. I know there are seminar leaders discussing it Nationwide, adnesua.

Let me set the record straight. THERE are two things at battle here. ONE is, What is a fairly easy way for me to make a few thousand dollars? The other question is What is a fairly easy way for me to make millions of dollars?

Those are two different questions. ON several newsgroups focused on real estate investments, I have been sneered at, insulted and cajoled because of these facts. I can see now why the negative comments occurred. I failed then to say way to make Millions, or to make money. I did instead say, those who are into real estate investing and flip houses are idiots. My bad. IF one does consistent flipping as a way to make Millions, he/she then is an idiot. I am calling an idiot anyone who takes a method and Prostitutes it and then, must take 3-5x longer to get to their objective if they, in fact, Ever reach it!

For those of you new to this whole game of real estate and flipping, I will explain it. Flipping is an assignment of the right to own a piece of real estate. Anyone can assign Their rights to real estate. A synonym to flipping is wholesaling. This is the industry Term though it is a misnomer. Wholesalers gain title to something whereas in real estate, A flipper or wholesaler only gains rights, and not title. The difference in some cases Is significance. And it is TRUE that one needs no credit, no job or anything in order To flip a property--only a willing property seller.

This math I have shown to others repeatedly;

Take one house, market valued at $200,000. [I used to use 100k, but those houses in Flip territory are vanishing.]

THE flippers methods are easy to understand. He/she usually; finds a property From one of many sources, that is available at 10-50% below FMV, or, fair market value. This flipper gets that property UNDER control by writing a contract on it. WHLE it might make no sense to those not familiar with real estate, anyone can write a real estate Contract and give it to a seller. Perhaps it takes 100 contracts to get one seller to accept But that is the method. Twenty five years ago, I did that to get control but I kept the properties and lived in them or managed them and sold them later. A seller can accept anything they wish to accept. Some sellers care who the buyer or contract writer is And some sellers DO NOT CARE.

AFTER the flipper finds house that is thought to be for sale below market [10-50%] And gets it under contract [some UNLICENSED flippers instead, only know of such properties and make separate contracts with future buyers that obligate the buyer to pay them for the info if the buyer buys. This is illegal!]

The finder of the house, the contract holder, must now do two things
A; find the best price to re-sell at and
B; find a buyer for the property.

Since the wholesaler sells the property below fair market value, the difference is what is going to the buyer. Thus, the buyer of a flipped property gets instant equity.

Presuming in my math that the finder wants 10% for himself and is offering a house At 25% below market [that is available to the flipper at 35% below], the flipper Sells the house at no cost to himself and grosses 10% of the price he sells it at.

The $200k house fmv is available for a 35% discount, or 200-70k=130k and sold to the new buyer for 10%, usually of the purchase price so 130 + 13k = 146k

The buyer nets 54k in equity while the flipper nets 13k The flipper flips 2 houses a year, thus netting 26k, not counting his mini expenses of Phone, faxes, and gas. We will ignore those.

In 1 yrs, he has 26kB
In 2 yrs, he has 52
In 3 yrs, he has 78k
In 4 yrs, he has 104
In 5 yrs, he has 130k

Now, lets see what the other guy can net if he keeps his properties he finds.

He has escrow and perhaps transportation expenses and points to pay, so he has a true cost of perhaps 3k costs to add to his 130k purchase price, so he pays 133k.

HE immediately re-fis the property, getting a 90% ltv of value loan, or 180k loan [180k is 90% of 200k]

he has cash out of [180-133k=] 47k IF he puts tenants into the property, that is gravy

1st yr, 47k
2 yr, 47k
3 yr 47k
4th yr 47k
5th yr 47k
and he re-fis the first two props again and pulls out another 47k
he has 47x6= 282k
282k vs 130k and #2 buyer can re-fi every 3 yrs indefinitely for another 47k, tax free.

If he is smart, the 2nd buyer will buy bizs or notes and NOT use his cash for more RE purchases. Why? Cause he can earn 25% on his cash from the RE while his RE loans only cost him 7% max!

WHEN I am told by flippers [even of commercial] that they can make so much fast cash, I ask them how much cash they have after 1-2-3 years and none of them has a dime; My wife got sick, my kid needed braces, we went on a vacation.

So did the guy with the houses he kept. But he had those same expenses and still owns his houses.

IT is thus, a no brainer. BE a keeper, not a flipper. FLIPPERS are not only flipping houses, they are DONATING their profits to the buyers!

[if you want to talk about property management, we can talk about that separately as it is also a no brainer].