Beyond that, your main difficulty is finding a seller willing to provide you this type of financing at a reasonable rate. Frankly, that's quite a hurdle, one that even experienced agents have trouble finding. Often, you're better off focusing on saving up a downpayment of 3.5% and use FHA financing for a regular purchase.
1. Negotiate the lowest down payment you can
2. Negotiate the longest lease period you can
3. Negotiate a portion of you lease payment to go towards your down payment
4. Make sure the option is recorded at the county recorders
Ex: YOU agree to purchase property for $250,000 within 2 years. 19 months later the property could be worth $ 300,000 (Yeah) or $200,000 (Hmmm).
Rent-to-Own Deals are Usually Good for Sellers, Bad for Buyers. March 9, 2012
Most people buy real estate hoping that homeownership will turn out to be a good investment. But increasing wealth doesnâ€™t always come with buying. The same is also true for rent-to-own scenarios, where caution is also highly recommended.
The main issue with this form of home buying is that in most metropolitan areas, only about 1-to-3 percent of available housing is a rent-to-own (R2O) offering.
Hereâ€™s the reason thatâ€™s a problem: The vast majority of wealth earned in real estate comes from long-term ownership. If in that small pool of R2O offerings you donâ€™t find a property you really feel good about, yet you still enter into that deal, this is more likely to result in you not owning it long term, because that home was not what you really wanted in the first place.
Bottom line: You probably wonâ€™t increase your net wealth as a function of buying that property.
In addition, most people trying to do a R2O deal are trying this strategy because theyâ€™re not creditworthy enough to qualify for mortgage financing. If you canâ€™t qualify, the bank is telling you that they have concerns that your financial picture may lead you to default on a mortgage loan.
My advice? Please, take their advice! Work on your creditworthiness. Get some credit counseling from a reputable non-profit credit counseling organization. Get your financial house in order. You are most likely better off saving your pennies and working on your creditworthiness so you can buy that perfect home with low interest rate, fixed long-term financing a few years down the road.
Also, many R2O deals are offered by investors who bought the property and are selling it to you so they can make money! Many of these investors ask above-market prices for the properties because they assume you have no other option.
Additionally, many times the â€œrent â€ is above the comparable market rent . So market rent might be $1,500 but you are paying $1,800 with that additional rent to be credited (termed â€œrent creditâ€) for your down payment. But if you arenâ€™t able to purchase for any reason, including the chance you canâ€™t secure bank financing, you donâ€™t get that extra rent credit money back. So the seller keeps it. You lose.
Of course, all terms are 100 percent negotiable, so if you try one of these R2O deals, feel free to negotiate all terms to your advantage, and good luck.
I know people want to own real estate to earn wealth, and Iâ€™m the biggest proponent ever, since this can be a great way to earn long-term wealth. But doing a rent-to-own deal is unlikely to increase your wealth and more likely to end up costing you money via forfeits of those additional rent down payment when you move out.
Oh, did I forget? Itâ€™s estimated that only about 10 percent or less of renters in R2O deals actually are able to close the purchase. So at the end of the day, youâ€™ve paid above market rent to someone else. Iâ€™m sure they appreciated your increasing their net wealth? But for you, the better route would have been leasing a normal rental and saving money. Thatâ€™s a more solid strategy for building wealth.
If you want to earn wealth on real estate, you need to buy that near-perfect property for all the right reasons â€” which is because you want to own real estate for a long time. Thatâ€™s my philosophy, and it should be yours, too!
Leonard Baron, MBA, CPA, is a San Diego State University Lecturer, a Zillow Blogger, the author of several books including â€œReal Estate Ownership, Investment and Due Diligence 101 â€“ A Smarter Way to Buy Real Estate.â€ Read useful tips for real estate buyers in his blog, Making Smart and Safe Real Estate Decisions . See more atProfessorBaron.com.
Good luck in your decision making.
â–º A 'Rent to Own' in my humble opinion has too many entrapments and ways to go wrong for the buyer that it shouldn't be considered.
â–ºIn today's market,The prices are low, the rates are low, and downpayments are 3.5% down and in many instances down to 0,5% downpayment for FHA financing.
Why walk into a mine field when you can take the safe route of buying your home out right ?!?!?
â–ºDon't think you are ready, been turned down, WANT A 2ND OPINION ???
Call Me, I'll be happy to meet with you over a cup of coffee and see how we can make you a home owner the safe and easy way !!!
Most Kindest Regards,
KELLER WILLIAMS REALTY
JD Power & Associates Ranked #1 Buyer Satisfaction 2008, 2009, 2010
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Be sure the terms of the purchase price are in line with the market value at the time the home changes Title. Who can really say what any home will be worth 2yrs let alone 5yrs from now. In this market the house could decrease in value. Be careful on who has the property tax obligation and insurance liability. Since your not on Title you cannot get a Homeowners insurance policy in your name. Your still a renter until your on Title. There are several other issues with this type of transaction so i can only say these two words. Buyer beware.
I'd be glad to consult you through this process if you need help.
Brian Head, Realtor
Joel Feinstein Law