Frequently Asked Questions

 

Maybe you have a few questions. That’s okay; most people do. So here’s a quick collection of some of the questions people ask us… along with our answers. If you still have a question, don’t hesitate to contact us (or give us a call) and we’ll be happy to answer it for you.

  • What exactly is a LEASE OPTION and how will it help me SELL my house fast?
  • Will ANY property qualify for your Lease Option program?
  • How does a Lease Option BENEFIT me as a SELLER?
  • Will I really get a FULL FAIR MARKET VALUE for my house?
  • Do I need to have a lot of EQUITY  in my house?
  • Can I lease option my house if I am behind on payments or facing the prospect of FORECLOSURE?
  • Will the monthly lease payments be enough to cover my mortgage and other housing expenses for my property?
  • How long does the lease option last? (i.e. How long before my house is SOLD?)
  • May I still LIST my home with a real estate BROKER?
  • What is a “Tenant-Buyer”, and why would they be interested in a Lease Option?
  • How are repairs and maintenance handled during the lease term?
  • What about Homeowner’s Insurance?
  • Who receives the Tax Benefits in a Lease Option?
  • How much are you going to charge me for all of this?
  • What are your credentials and how can I trust you?
  • Is there any obligation when I submit my information?

 

Q:  What exactly is a LEASE OPTION and how will it help me SELL my house fast?

A:  A lease option is simply a contractual agreement between a seller and tenant-buyer that contains two components, the “Option” for the tenant-buyer to purchase the property from the seller at a predetermined price on or before a designated future date and the “Lease” where the tenant-buyer agrees to lease the property from the seller for a designated period of time until the option is exercised by the tenant-buyer (and the house is ultimately SOLD).
There are numerous benefits for the SELLER, you can learn about by clicking HERE NOW.
You may also compare the different options available to you in selling your house (along with examples of estimated profits & expenses) by clicking HERE NOW.

Q:  Will ANY property qualify for your Lease Option program?

A:  NO. Only certain properties meet our criteria and quality standards. We are not in the business of buying “ugly houses” for properties that need to be extensively rehabbed and which are purchased from YOU, the homeowner,  at a steep 30% to 50% DISCOUNT. We only select houses that are “pretty” or at least “average”, with the latter only requiring cosmetic repairs at the most. In addition to the condition of a house, we take into account a variety of other factors such as the property’s physical location, age, size, and any special features, as well as tenant-buyer personal preferences and whether or not we can establish a good rapport and establish a friendly relationship with YOU, the seller (at the end of the day, people do business with those they genuinely like and respect, right?). We will never do a deal where a “Win-Win-Win” Outcome is not possible (YOU, Tenant-Buyer, & US), as we are indeed a business, but one out to help good people find solutions to their problems. Please contact us at your earliest convenience so that we can determine if a mutually agreeable solution is available for your unique situation and circumstances.

Q:  How does a Lease Option BENEFIT me as a SELLER?

A:   Perhaps the greatest benefit to a seller is in netting considerably MORE MONEY, in exchange for being patient with a lease option. On average we see homeowners netting 10% to 20% MORE than with a traditional sale, and 25% to 45% more than with a wholesale cash offer (CLICK HERE NOW to compare selling methods).  As you may have become recently aware of, many houses are currently stagnating on the market for several months more at a time now with much fewer interested qualified buyers. Due to changing market conditions, many homeowners panic and make multiple price reductions or give up and take their properties off the market if they are fortunate enough to not need to sell. With a lease option, your house will have an individual or family living in and caring for your house and they know they will soon be the proud owners of this home (unlike “professional tenants” who often neglect properties). While this selling strategy requires more expertise to correctly set up and close, the homeowner often walks away with much more money and none of the headaches normally associated with being a landlord. For a more complete list of benefits, please CLICK HERE NOW.

Q:  Will I really get a FULL FAIR MARKET VALUE for my house?

A:   YES. If your house is in excellent “turnkey” condition with no serious functional obsolescence (i.e. it has no outdated undesirable features that buyers don’t want), you will almost always get an offer based on full fair market value. No excessive negotiating. No insulting “low ball” offers. No multiple price reductions on a stagnant listing that is just sitting on the market going nowhere.

Q:  Do I need to have a lot of EQUITY  in my house?

A: NO. Fortunately, you can still sell your home with very little or even NO EQUITY in some cases, by utilizing one of our lease option strategies. Often times there is simply not a sufficient amount of equity in a house to afford the HIGH COSTS of a traditional sale (e.g. 6% in real estate commissions, ~2% closing costs, 1% to 20% or more in contract price negotiations, etc). In some cases, sellers must even bring funds to closing to make a deal work due to not having sufficient equity in the property. A lease option may be the key to avoid incurring a major financial loss on the sale of your house. After we review the details of your house and your personal needs, we will be able to provide you with the best solution possible. Contact us for more information.

Q: Can I lease option my house if I am behind on payments or facing the prospect of FORECLOSURE?

A:   IT DEPENDS. ..on your individual circumstances. Even if you are 1 to 3 months behind on mortgage payments, we still may be able to assist you and get you relief on this outstanding debt. Do NOT wait until a foreclosure case has been filed against you, as this can result in not only the loss of your property and severe damage to your credit standing but in some cases even a potential deficiency judgment for the difference between what your lender sells your house for at auction and the amount originally owed at the time of default (plus arrears and other bank fees if applicable). Contact us immediately to see if we can be assistance to you!

Q:  Will the monthly lease payments be enough to cover my mortgage and other housing expenses for my property?

A:  YES. We will never put a homeowner in a situation where the monthly expenses for their property become an ongoing financial liability. In almost every case, the rents we can offer completely cover monthly housing expenses. If extraneous monthly expenses have been incurred, due to a recent refinance or home equity loan that was taken out, we may still be able to work out a solution for you. Please contact us for more information.

Q:  How long does a lease option last? (i.e. How long before my house is SOLD?)

A:   The lease option timeline is negotiable, and can range from as little as 6 months to as long as 5 years depending upon various factors, to include the current and forecasted state of the housing market and general economic conditions. The most common length of time presented in lease option offers is from 2 to 5 years. Normally most tenant-buyers are ready to buy in 1 to 3 years, with 18 months being the “average” time when tenant-buyers are able to exercise the option and complete the sale. It is important to note that almost ALL tenant-buyers want to stop “throwing away” money on rent as soon as possible, so they too will want to close with you at the earliest possible time and enjoy the numerous benefits of homeownership. It is wise to give the tenant-buyer a sufficient amount of time to allow for financing approval, which will, of course, vary from individual to individual.

Q:  May I still LIST my home with a real estate BROKER?

A: YES. In order to maximize your chances of selling your house, you can indeed list it with a broker to determine what the market can bring you. If you want to list with a local real estate broker, you must have the broker LIST US AS AN EXCEPTION in the listing agreement if indeed the broker-in-charge will allow such a provision. This way you can increase your chances of receiving the best offer possible, and you will not miss out on any opportunities generated by either approach to selling your house. To serve your interests best with such an arrangement, if you receive an acceptable offer from a pre-approved buyer that wants to buy NOW prior to a tenant-buyer entering into a lease option contract on your property, by all means, do so. It is our desire that you get the best deal possible for your property, so our feelings won’t be hurt at all.  If you do choose to list your property for sale with a broker, please bear in mind that you will be responsible for paying the broker’s commission on the sale of your property as per the terms of your listing agreement. We are very “broker-friendly” so if you are a broker yourself or are already represented by one, we may still be able to work with you and of course, we will always protect your broker’s commission in the process. Please contact us for details.

Q:  What is a “Tenant-Buyer”, and why would they be interested in a Lease Option?

A: Tenant-buyers, as the name implies, are initially tenants (with an option contract to purchase) that transition into buyers once they are able to qualify for a home loan and exercise their option to buy your house. These types of buyers usually want to “lay down roots” and get settled in a new house and desirable neighborhood, but often they simply have short-term obstacles that prevent them from doing so immediately. These are NOT your “typical tenants” with no realistic plans to become homeowners, in fact, many have even been homeowners in the past. Because the house will soon be theirs, they usually take very good care of the property during the lease period, and in some cases, they even begin to make valuable improvements. We have all of our tenant-buyers prequalified by licensed mortgage brokers, and when necessary some are referred to credit repair specialists. They have CASH saved up for a non-refundable option fee (and in some cases they may even be “cash rich”), but simply have temporary problems prohibiting them from qualifying for a home loan and buying NOW to include such factors as working in a new industry, being self-employed for under 2 years, being unable to use overtime/bonuses/commissions to qualify, finalizing a divorce, having immigration residency issues, and having past derogatory remarks that have yet to be removed on their credit reports (just to name a few).  It has been our experience that the main reason most tenant-buyers want to buy now instead of just waiting to qualify for a home loan and then go shopping for a home at that time is to protect themselves from dramatic price increases in a rapidly appreciating housing market. These types of buyers are rather business savvy, so this is often why they are willing to pay full price for a house that is in great “turnkey” condition.

Q:  How are repairs and maintenance handled during the lease term?

A:   Repairs and maintenance are customarily the responsibility of the homeowner during the lease period; however, we usually require our tenant-buyers to pay for all repairs up to $500 per incident which is normally more than sufficient for covering the cost of most repair issues that may arise (e.g appliances, air conditioning/heat, plumbing, or electrical). Uncommon major repairs due to unforeseen structural damage (e.g. leaking roof caused by a storm) are the responsibility of the homeowner, which would normally require filing an insurance claim.

Q:  What about Homeowner’s Insurance?

A:  The homeowner should keep the homeowner’s insurance policy in place until closing; however, if this property was your primary residence it will now be considered a rental/investment property during the lease period so you can often save a bit of money by lowering your coverage. An insurance policy on a rental home typically does not cover personal property, which is what results in a lower premium.  We require our tenant-buyers to purchase renter’s insurance to protect them against any losses to their personal property. Please contact your insurance agent to make any necessary changes to your homeowner’s insurance at the appropriate time.

Q:  Who receives the TAX benefits in a Lease Option?

A:  If your house was your primary residence, it will most likely now be reclassified as an investment property once you move out and lease it to a tenant-buyer. Investment properties normally enjoy very favorable taxation with multiple deductions for any expenses. If your house was already an investment property, there are also great tax advantages to lease options such as tax-deferment on much of the money you generate from the transaction. As we are not accountants, we can not legally give you tax advice so please contact your tax advisor to discuss your specific tax savings.*

Q:  How much are you going to charge me for all of this?

A:  NOTHING. We act solely as principals in our transactions and we are not representing any party as an agent, so thus we collect no fees or commissions from you. We make our money with creative terms that benefit all parties involved, and we deal in volume with multiple properties. We can usually find a way to make a deal work to the satisfaction of all parties; however, if the “numbers don’t work” or when there are other circumstances that may present a great risk, we will simply inform you of any obstacles and guide you towards other options that may work better for you.

Q:  What are your credentials and how can I trust you?

A:  We have closed multiple transactions over several decades and have over 65 years of combined real estate experience in both structuring investment deals and traditional brokering. We are a veteran-owned business and members of the Better Business Bureau, Chamber of Commerce, and National Real Estate Investors Association. In gauging an individual’s integrity and competence, there is no substitute for speaking with and meeting that individual in person. We take pride in conducting our business with honor, efficiency, professionalism, and compassion. Beyond that, we can promise you that in all of our dealings you will always be met with warmth and empathy. You will always hear a calm friendly voice in our communications, as that is simply how we choose to do business. To learn more about us, click here.

Q:  Is there any obligation when I submit my information?

A: There is absolutely ZERO obligation to you whatsoever. Once we understand the details of your property and personal situation (e.g. your timeline, financial requirements, property condition, sales efforts, etc), we will examine your needs and analyze the preliminary details and then perhaps set up a mutually agreeable time to speak with you on the phone to find out a bit more. If everything sounds good after analyzing all options “on paper”, we can make an appointment with you at your earliest convenience to inspect the property in person.  After that, we will then perform a final analysis with our investors and structure one or more offers to present to you. Throughout this entire process, you have the freedom and flexibility to weigh ALL of your options which should enable you to make the wisest decision that best meets your individual needs. We detest high pressure, high-stress business dealings, so if at any time you require further explanation or have questions we have not answered, please let us know. There is NO OBLIGATION to work with us, and NO FEES required whatsoever.

*Win Win Housing Solutions LLC and its affiliates do not provide tax, legal or accounting advice. This material has been prepared for informational purposes only, and is not intended to provide, and should not be relied on for, tax, legal or accounting advice. You should consult your own tax, legal and accounting advisors before engaging in any transaction.

[DOWNLOAD your free e-book “Why You Can’t Sell Your House” … plus learn the pros, cons, and costs of the other two alternatives… listing with an agent or selling it to a “cash offer” wholesaler. Click HERE to compare your selling options →]

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