转发: Las Vegas 房地产投资步骤
简单翻译一下, 如果有人看不懂的话, 能看懂英文原文的最好:1. Get your financial lined up. Decide if you are going to pay cash or get a loan before flying to Vegas. You will make more money if you leverage your money, however, lending standards have tightened up. Simply contact your preferred lender or the bank you use and ask them if you can get a loan. (先把钱准备好, 不管是现金还是银行贷款的证明. 准备好了再飞来VEGAS)
2. Contact an experienced agent. The majority of agents in Las Vegas think in terms of "primary buyers" and lack experience in getting properties repaired or finding tenants. Agents in property management companies often lack experience in purchasing properties in foreclosure. (找个好的AGENT, 最好是又可以帮你买房子, 又可以帮你管出租的.)
3. Define your strategy. Flipping is better suited for local investors who have the time and resources to get a property repaired. Purchasing a property that is in good condition and has enough equity to flip is a needle in a haystack. Investors who fly in looking for this needle always walk away empty handed. The best strategy at the moment for out of town investors is to purchase properties in average neighborhoods and make them available for renting or lease/option. (倒卖房子适合当地的人做. 外地投资客最好是买了出租)
4. Prepare before making travel arrangements. Don't hop off a plane and expect an experienced agent to be available. Experienced agents are booked weeks in advance and won't block out 2 days of quality time for you at the last minute. Investigate your agent prior to your arrival, pick one and then send your financial BEFORE making flight arrangements. Showing an agent that you are qualified will prove to them you are serious. Here is a suggested travel agenda if you want to leave Las Vegas with a property in hand. This is a good time to review standard offer contracts as you will lose opportunities every day you hesitate in making a decision. (在来VEGAS前做好准备, 不要指望一下飞机AGENT就会给你安排好一切, 好的AGENT都特别的忙. 在来之前对AGENT也要有个调查和了解, 最好把你的银行证明发给AGENT. 有证明AGENT会认真些.)
5. Start early and take notes. Temperatures get to 115 degrees in the middle of the summer. Many investors have nearly passed out walking in a urine soaked vacant property in the middle of the summer. Start early, end early and don't party too hard. Take notes while looking at properties. There is a good chance that by the time you get a property accepted, you will have forgotten all about what it looks like. Taking quick pictures of the address and property inside will jog your memory later. (早点去看房, 夏天会很热, 看房时做做笔记, 照照片, 最好先照下房子的地址, 以后比较容易对上.)
6. Make at least 8 offers. Making one offer on your favorite property is a waste of your time. Myths about Las Vegas foreclosures are rampant. It will take you at least 8 offers to get one accepted weeks after you have traveled to Las Vegas. The average acceptance takes about a week and some offers won't respond to you within a month. Many investors will walk away empty handed because they rejected their 4th offer and lost their last offer. (至少发8个OFFER. 一般至少一周才会有答复. )
7. Stand by for a fire drill. Generally, you will only have 24 hours to respond to a bank's counter offer. If you go MIA after submitting your offers, you will have to start all over. Going on vacation after submitting offers is a very bad idea. When you accept a bank's counter offer, you will need to wire funds and fax back dozens of disclaimers and addendums. If you don't have an industrial fax or scanner, you will have the worst time of your life. Pay attention to every phone call and email from your agent as your due diligence timeline is short and you will get hammered if you miss your deadlines. (银行的COUTER OFFER, 一般需要在24小时内答复, 所以最好不要去其他地方旅游. 接受了银行的OFFER后, 你要马上把钱WIRE过去,然后签署很多的文件. 要留意你可以取消OFFER的时间. 万一改变主意,还可以CANCEL.)
8. Get your property repaired quickly with no bells and whistles. Lining up vendors prior to closing will save you lots of money. If you have picked an experienced agent, they will provide you with a list of preferred vendors or take care of this for you. Keep your rehab simple and quick. (尽快修好所有的东西, 在CLOSE之前就找好修理工. 好的AGENT也许会帮你安排好所有这些. )
9. Start marketing your property once it goes into escrow. You should be able to get a tenant right after you close escrow if you purchased a property in good condition. Again, if you get the right agent that has property management experience, this will be taken care of. If you take pro-active steps in getting a property management solution lined up before you select a property, you will make more money. (ESCROW OPEN了就可以开始找租客了. 幸运的话,一CLOSE就可以有租客搬进来了.) Very good recommendation. 继续转发: 大家先看着, 有空再帮你们翻译. Las Vegas Investing Tips
Here are some Las Vegas Investing tips you will find extremely useful.
Start planning by knowing how much you want to invest. Everyone should be diversified in stocks, bonds, cash, real estate and other stuff. It's not wise to have all your savings in one of these. Keep this simple. If you have $100k to invest, put no more than $30k of it in real estate. If you can put down 30% and get the remaining 70% financed, go for it. Once you know how much you can put down, call a lendor and see how much real estate you can buy with the amount of money you can invest.
Avoid partnerships. If your partner is your spouse, that's ok. If a partner is a relative or best friend, STOP. These rarely work out. The trouble with partnerships isn't getting into them, it's getting out of them. Conflicts flair up every single time when it comes to making decisions on repairing, selling or renting the property.
Start modestly. If a lendor says that you are qualified for $300k, start by purchasing your first one at $100k. Making a mistake on a $100k property is much less painful than a $300k property.
Avoid properties that don't appeal to a standard family. Focus on a single family home, 3 bed, 2 bath, 2 car garage. A "SFR-3/2/2" will almost always out perform a 2 bed condo in an upscale neighborhood. The bulk of the population is "Johnny Lunchbucket" with a wife, 2 kids, a dog, and a pick up truck. You want to feed the masses what they want, not something that will impress your friends.
Avoid properties that require a lot of maintenance. In Las Vegas, this would include homes with pools, grass or anything that requires attention. Vegas is in a hot dry desert with wicked winds that will kill anything in a week if ignored. Pools are nice but about every 4th tenant will destroy your pool pump or collect a cloud of mosquitoes. The maintenance always eats up the modest increase in rent.
Avoid HOAs that have stringent rules. If the investment property you purchase has grass in a neighborhood patrolled by Nazis, you will go insane. HOA fines have teeth and your property could accumulate liens without you knowing about it. HOAs are ok if taken in small doses. You can usually get a feel of the neighborhood by checking the status of the yards and vehicles. If everything looks spotless, be wary.
Gated communities don't mean they are safer. When you see the pizza guy roll through the "exit" you will have all the proof you need. Guarded communities are marginally better but not by much. In fact, you will discover that guarded/gated communities take longer to rent or sell because no one can see them!
Get your funding approved before you get here. Many investors are shocked to discover that they are no longer qualified to purchase an investment property. Wouldn't you rather enjoy a nice dinner/show than drive around in the heat looking at stuff you can't buy?
Don't fall in love with a property. You will be fortunate to get any property. Most investors have to put in 10 offers to get one accepted. Flying out here to put an offer on one property is a massive waste of your time. Do you really want to fly out here 10 times?
Don't imagine yourself living in the investment property. You are not a renter. A renter wants something clean, affordable and close to work. Period. So many investors poo poo a property because they can't imagine themselves living in it. Remind yourself that you are a cold heartless investor looking for returns, not your love nest. Your friends won't be living there either so you can leave them at the hotel.
Get a large capacity laser printer and fax machine. Investors lose deals sometimes because they had to run to Kinko's the next day to get a fax out. The best thing to get will be a combination unit and make certain it's a laser printer - NOT AN INKJET. The number of documents you have to sign is unbelievable. You are also going to need it later for faxing lease agreements, work orders etc.
Ignore "Days On Market." What makes all the difference in the world is how long a property has been on the market at the current list price. For example, if the price dropped $20k yesterday, the property won't last until the end of the week and it is recommended that you bid above list. If the property is in poor condition and been on the market for months at the current price, it would be safe to bid below list.
Be careful about condo conversions. If a unit is under litigation, you will not be able to get a loan to purchase the property. It also means that if you paid cash, you could be stuck with the property until litigation is resolved - if ever. Many of the "Condo Conversions" are in litigation so be very careful. Many newbie investors step on this land mine.
If you find a house you want, don't mess around. Cream properties get taken in a day or so. Every week, an investor loses a deal because it took them 3 days to fax a contract back. Remember, there are thousands of other investors combing these properties that are quick and jump on deals immediately. If it takes you 3 days to fax an agreement back after you made a decision, you will NEVER EVER NEVER get a cream property.
Decide what you want to do with the property before you close. Some investors burn through 3 months of vacancy, because they didn't make up their mind what to do with it. However, if you want to make money quickly, decide on which path(s) you want to take. Here are Las Vegas property management solutions. This is a good time to start getting familiar with your options.
Get your "Ya Yas" out days before hunting for properties. Vegas is a lot of fun. Have fun, enjoy a show and party hard if you want. Get this out of your system. If you are hung over or tired, you won't be successful.
Purchase used appliances. Spending thousands on new appliances is wasted money. If you elect to just rent the property, your tenants will probably trash them or steal them. If you lease/option your property, you can even avoid purchasing them all together. For some reason, this tip never hits home with newbie investors. After you have purchased your fifth washer you will get it.
Start marketing the property immediately. During the inspection, begin marketing the property immediately. The ideal scenario includes a crew busting through the door the moment you close and bringing the property up to standards in 2 days. Too many investors lose an entire month of income because they jacked around getting estimates. If you plan on doing the rehab, schedule your crew immediately!!!
Don't dump a bunch of money in the property! Nearly every investor puts too much money into their property. Perhaps it's an "ownership pride" issue they have been brainwashed with over the years. First of all, your tenants will destroy all that beautiful carpet, paint and upgrades you so thoughtfully put in. Then you are going to get pissed because you can't imagine someone living like a typical renter. Lastly, your upgrades will never be fully recovered by the meager increase in rent. The only time you should dump money in a property is when you are ready to sell. That time is a long way off... 楼主好人啊！ 楼主的转贴有几点我100%同意。
1)。Avoid partnerships。
俗话说：好朋友千万不要合作做生意。
2)。Avoid HOAs that have stringent rules。
付钱给别人来管你，还是一笔永远供不完的帐。
3)。Gated communities don't mean they are safer.
按号码的门，检垃圾的流浪汉都知道了所需的号码。有门卫守的，报上街道就行了。
4)。Home with pool。
风沙大，花精神在清洁上。我家的Pool是来养鱼的，池低起码有2尺厚泥沙。 很详细的步骤。另外最好在Inspection时在场，可以多了解房屋的状况。我一般是做Inspection时才第一次看看到房子。 condo conversion 是个问题，不能贷款只能现金，将来不好卖
尽快开始招租确实很对，时间就是钱。 {:5_124:}，谢谢转载 {:5_147:} 你。。。就是天使！ 你发的帖子又实际，也贴近现实。看贴就知道你人有多好了。 [b]回复 [url=http://www.chineseinvegas.com/bbs/redirect.php?goto=findpost&pid=14778&ptid=8866]12#[/url] [i]hata[/i] [/b]
过奖了. :$
只是希望这些信息可以帮助到大家, 少走些弯路. [b]回复 [url=http://www.chineseinvegas.com/bbs/redirect.php?goto=findpost&pid=14784&ptid=8866]13#[/url] [i]elam63[/i] [/b]
楼主, 不知如果是买方自住又有哪些不同的步骤跟注意事项呀? [b]回复 [url=http://www.chineseinvegas.com/bbs/redirect.php?goto=findpost&pid=14790&ptid=8866]15#[/url] [i]Eric28[/i] [/b]
如果不是现金买房, 先把贷款搞定哦. 不然竹篮打水.
我想自住的话, 就买自己喜欢的房子了. 还要看看周围的环境, 如果有小孩的话, 最好学区好点.
我会考虑4点:
房子: 比如内部结构, 年代, 朝向, 厨房, 主卧, 车库, 浴室, 窗帘, 楼梯
位置: 购物, 学校, 离工作地
院子: 花草树木, 游泳池, 阳台...
价格: 应该不像买投资房那么重要.
你自己可以按照对你比较重要的那些项目给看中的房子打个分.
现在市场上25万以下可以选择的很多. 慢慢挑. 请问elam, 如果准备来看房，在国内我需要准备好什么，能详细给我个list吗？如果要申请贷款的话？需要带现金吗如果定下的话？大概多少呢？谢谢 [b]回复 [url=http://www.chineseinvegas.com/bbs/redirect.php?goto=findpost&pid=14907&ptid=8866]18#[/url] [i]森林猫2011[/i] [/b]
"森林猫"你好, 我觉得国内要在这贷款好像不太可能吧.
要来看房, 带上你银行的资金证明. 最好带个几千的现金吧. 一般EARNEST MONEY都要1,2千. 好像通常是1%房子的价格. 你也可以来之前1个星期MAKE几个OFFER, 如果有OFFER接收了, 那更好了. 一般好像7天之内会有消息的.
照相机,摄像机别忘了. 其他好像也没什么特别的了. 准备看房前2天, 把你要看的房子的MLS LIST给AGENT. 一般一天可以看10-15个左右. 再多就挺累的了, 也容易糊涂了. 有的AGENT会把要看的房子的LIST都打印出来给你一份. 你可以在上面做记录. 要是没有, 你自己最好有一份. [b]回复 [url=http://www.chineseinvegas.com/bbs/redirect.php?goto=findpost&pid=14932&ptid=8866]19#[/url] [i]elam63[/i] [/b]
非常感谢elaam！！有什么问题的话再请教你！！ [b]回复 [url=http://www.chineseinvegas.com/bbs/redirect.php?goto=findpost&pid=14969&ptid=8866]20#[/url] [i]森林猫2011[/i] [/b]
不好意思, 我也不太懂的, 你向你的经纪再多咨询一下. [b]回复 [url=http://www.chineseinvegas.com/bbs/redirect.php?goto=findpost&pid=14907&ptid=8866]18#[/url] [i]森林猫2011[/i] [/b]
如果买房，最好准备现金，喜欢就买，万无一失。问一下自己嘛，为什么银行就会贷款给你哦。{:5_139:} Economist predicts LV home prices will creep up in 2012
[url]http://www.vegasinc.com/news/2011/jul/26/economist/[/url] [b]回复 [url=http://www.chineseinvegas.com/bbs/redirect.php?goto=findpost&pid=15002&ptid=8866]22#[/url] [i]BBQ[/i] [/b]
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