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Commercial Real Estate Loans: Purchase Commercial Real Estate

Undoubtedly, it can be said that buying a commercial real estate is an expensive affair. Without a huge financial support, it is beyond imagination. But financial capability varies person to person. Those who do not have a proper financial backup, can get the financial assistance of commercial real estate loans.

Purpose can be anything behind availing commercial real estate loans. These loans are available for every sort of money generating commercial property. It could be office building, shopping mall, hotels, health care centre and so on.

As commercial real estate loans, borrowers can avail a huge money, which is no doubt a stake to lenders. Hence, pledging collateral is the main requirement of these loans. Most of the time, the real estate itself acts as a collateral. With these loans, borrowers can avail the amount ranging from ₤100000- ₤300000. Since, the amount is higher; hence, the repayment term of these loans is longer, varying in between 10-30 years. Usually, based on the borrowed amount and the repayment capacity of the borrowers, the repayment period is decided.

In this context, borrowers are advised to take account of the following things:

? A proper plan about the project is necessary. This plan plays a major role to convince the lenders. At the same time, it helps lenders understand the expected period of completing the construction.

? Usually, some documents are required while applying for commercial real estate loans. So prepare your documents before opting for commercial real estate loans.

? A bit research is necessitated to get a better deal. In such cases, online option will help you a lot. By opting for this option, you can access loan quotes of various lenders within a few minutes. By comparing all those quotes, finding a better deal will be easy for you.

The financial assistance of commercial real estate loans is inescapable indeed. If you need some financial back up for buying real estate for commercial purpose, get the benefit of commercial real estate loans.

Real Estate

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Miami Commercial Real Estate - Tips in Selling Your Commercial Property

For sale commercial property is actually popular, but of course entering to this kind of venture of not that easy especially to beginner real estate agent or individual.

Yes, whether you are a real estate agent or private individual, there is free classifieds that offers you to list your commercial property. There are as well some tips in order for you to advertise and expose your commercial property in Miami commercial real estate.

The first tip is that you list your commercial property online for free. There are loads of online classifieds that allow free advertisement posting for your commercial property for sale. All you have to do is research for those sites that will allow you to post an ad for free. Actually, these sites can allow you to list many of your properties, without limitations. Listings online can make your commercial property for sale, more expose that in your local newspaper. Online listings can also provide you more marketing and advertising options.

Another tip in order to sell your commercial property in Miami commercial real estate is by putting a “Commercial Property for Sale” sign. Yes, indeed, putting ‘for sale’ sign is an outstanding way of advertising your commercial property. If your commercial property is located on a main road, the sign could attract passenger, especially those who are actually looking for a commercial property. But make sure that the sign you put is visible enough to attract people and will get interested to see your commercial property. Principally, the targets on putting the sign are those who haven’t seen your ad online, or those you haven’t seen the listings. Actually, in advertising your commercial property in order to make a sale is by doing it either online or offline.

Now, a lot of people are actually unaware of the commercial property or other properties around them, and they to do not have enough time to look around, so by putting a visible sign on you commercial property, could help you to catch the attention of people and be interested on your commercial property.

Another tip is that, if these don’t work for you and you haven’t sold your commercial property then it would be better to hire the expertise of a real estate agent. There are many sites that can provide you information on property brokers and can assist you in finding the right real estate agent for you. Researching for the right and professional real estate agent should be done, in order to sell your commercial property.

If in case you found the right real estate agent, then this agent will help you sell your commercial property in Miami commercial real estate, it will be stress-free on your part if you have an agent to help you out.

There are a lot of ways to advertise your commercial property all it takes is to give some time in advertising it. Just continue to provide information on the websites and soon the effort and time you give will soon pay off. Soon your commercial property in Miami commercial real estate will be sold. Just try to consider the tips in selling your commercial property in Miami commercial real estate.

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Discovering The Weak Link: Optimizing Your Commercial Real Estate Investment Strategy

Being an investor is a lot like owning your own business. You have money and people to manage, important financial decisions to make, and systems that represent your strategy. While these assets and operations result in successful and profitable deals, there are always problems arising, just like in a normal business, that can slow down productivity and progress of whatever activity is currently in motion.

A problem with many investors is that they do not view their process as a business. They do not have a company name or multiple teams working below them. They do not have business rules, regulations, checks and balances, or protocol for the people they work with. However, the truth is, commercial real estate investing, no matter how small, is a business all itself. In order to optimize this fact, one should follow proven business strategy that allows great companies to flourish with very little constraint or pain.

A very important theory that is used not only in business, but in science, politics, sports, and even everyday life is the Theory of Constraints. This theory literally transcends all boundaries as it is a scientific principle that can be applied to any relationship between two or more subjects. You have all heard of the expression, ?You are only as strong as your weakest link.? This is in reference to the Theory of Constraints.

What is basically introduced is the concept that you can look at a process or relationship as a chain. One link to another, that chain is reliant on the strength of the relationship. If it is a process, and each link is a task, then each task must be working optimally so it does not weaken the chain. If one link becomes tired, lazy or behind, then the chain is all together weaker and ineffective at producing the result.

At any one time there can only be one constraint. You must tackle that constraint, and then another may appear. However, at that time, there is only one constraint to attend to. In order for a process or system to be working 100%, each link must be strong. If not, you suffer from inefficiencies; suboptimal performance and a complete slow down of the process.

Do you find areas in your business of commercial real estate investing that you are not pleased with? Are there areas you feel you and the people you work with and rely on could improve? Could wasted time be eliminated? What areas could you improve that would increase overall profitability of your commercial real estate strategies?

Within these questions you will uncover the areas where a streamlined process can greatly improve performance and decrease crisis and other problems. If your current strategy and processes are running at 100%- then there is no need to read this article. However, if you feel there could be considerable improvement, or even a small improvement that could increase your results exponentially, please read on!

Implementing processes and systems are the best way to optimize total performance. How this is done is you write down every single task within a certain boundary. For example, write down every task in creating the information packet to submit to a lender to get approval for a loan on a project. Write down every task for this specific process and then number them in how they follow in sequence.

Are there certain people involved who make this process happen? You may realize how you can cut out duplicated efforts, combine tasks into a single person who performs them, and completely streamline the process. What you do now is create a process map or flow chart showing the entire process from first step to last in the proper sequence. Identify who does what task and any time allotments or due dates if necessary. You know have a tangible, easy to learn, communicate and control process for submitting a proposal to a lender for a new project. Doing this alone will allow others to follow along with your process and have a clear understanding as to what is supposed to be done.

Do have prot?g?s or other eager minds willing to help you in order to gain a valuable education from an experienced investor? Now you don?t have to worry about being the only one who ?knows? the business. With a clear system and process map, you can now teach those around you the same, working, proven systems. With a process map individual tasks and relationships can be easily changed as continuous improvement is a benefit of process maps.

Now- back to those constraints. As you can see, if you have a reoccurring problem, you can create a system around it to alleviate the problem and have a working process to follow. With systems in place for every area of your business, you can identify the constraints. Constraints are identified by a build-up of resources where the weakest link can be found. At a certain point if the streamlined process gets slow, and the results are trickling through or you are behind on due dates, go to the place where everything starts slowing down. This is your bottle neck. This is your constraint.

At this time, you need to focus every ounce of energy you have in eliminating the constraint. Look behind the noticeable constraint as well- where was the source? It may not be where you think it is. Dig deep and find what really caused the chain to break.

By identifying the constraint in your process, it can be quickly remedied. You do not have to guess where the problem is or jump from crisis to crisis because you know exactly where the hold-up is.

If you truly want to be a successful, profitable commercial real estate investor, and a continuing improved and profitable investor, treat the investing as a true business with process maps, metrics and controls. It may take a little work to really streamline the business and create the processes from the current tasks being performed.

However, I am sure you can agree of the power this would have on your overall performance and profitability. Eliminate excess resources and duplicate efforts. Maximize total control and effectiveness of each task within the process.

You will find your operations moving very smoothly and the capacity for more deal to occur increase because you will be lean; no excess which allows for greater performance. You will see a decrease in time spent on any one activity and less money going out. You want leverage not only in your commercial real estate deals but operations as well? Implement systems and identify constraints! Watch your investing flourish.

About the Author:

Specializing in commercial and investment real estate, Tony Seruga, Yolanda Seruga and Yolanda Bishop are always searching for new and profitable commercial properties across the U.S. Visit http://www.maverickrei.com for more great information

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Real Estate

Assessing The Unique Features Of Commercial Real Estate Parcels

Whether you are a property owner, developer, or commercial real estate agent, identifying and marketing the unique features of your commercial property will maximize the attractiveness of the site to prospective buyers.

Whether you are a property owner, developer, or commercial real estate agent, identifying and marketing the unique features of your commercial property will maximize the attractiveness of the site to prospective buyers.

As commercial real estate development progresses into the 21^st century, many of the principles upon which the market was founded remain the same. Whether you are a property owner, developer, or commercial real estate agent, identifying and marketing the unique features of your commercial property will maximize the attractiveness of the site to prospective buyers.

Depending on the highest and best use for the property, you may be able to attract a wide spectrum of potential buyers to your site. In addition to basics such as price or zoning, experienced buyers local or national will consider several key factors of each potential site, including:

• Location and visibility
• Any existing physical improvements on the site
• Average daily traffic count, or ADTC
• Site access
• Utility availability
• Environmental status of the property
• Any existing or planned surrounding commerce

Lets explore some of the primary features of commercial land, and how each is interpreted by buyers.

Because real estate is finite, location is a fundamental consideration in the purchase decision formula for buyers. Unless a property is undevelopable, each site has unique benefits that will meet the needs of a buyer seeking a particular criteria. Increasing the number of potential buyers is dependent on efforts to realize and market the full value of a parcels location.

Location not only encompasses city and state, but also variables such as traffic arteries and surrounding commerce. Research neighboring parcels to learn what sort of future commerce, residential communities, or roadways are planned for development.

Aerial photos are a great way to showcase a sites potential. Googles free satellite mapping service provides detailed aerial images for most of the United States. To view your property, visit: http://maps.google.com.

Contrary to popular belief, existing physical structures on a parcel may hinder a propertys value, as opposed to increasing it. If a site has exceptional location, access, and traffic, but includes a functionally obsolescent structure, the cost of razing the structure will be a primary consideration for any prospective buyer.

If your property includes an obsolete or deteriorating structure, consider razing the structure before marketing the site. Incorporating this expense into the asking price is oftentimes easier and more profitable than deducting it from the price during negotiations with the buyer.

The amount of daily traffic traveling on nearby roadways can be an excellent selling point for even the most difficult properties. Many counties maintain Average Daily Traffic Counts (ADTC) records for major roadways. If the property is located near or adjacent to an intersection, acquire the ADTC for both roads. Prospective buyers will appreciate these figures being readily available in the sites marketing materials.

ADTC is a significant factor particularly for national entities, such as quick- and full-service restaurants, gas/convenience stores, hotels, and other entities that depend heavily on daily traffic patterns to draw patrons.

Site access that is, legally permissible access to the site from nearby roadways can make or break a transaction. Even the best site can become a lemon, depending on access limitations.

Generally speaking, there are two types of access to a site. The first is “full” access, for oncoming traffic from both directions. Depending on a roadways existing configuration, this may require the installment of acceleration/deceleration lanes, blisters, or traffic signals.

The second (and less favorable) option is “right in, right out” access, which limits vehicle access to right turns from a single lane of traffic. Because right in, right out limits the sites access to a single direction, depending on the ADTC of the affected lane, this may limit the interest of certain buyers.

If a site has potential for broader access options, the property owner may want to consider requesting a modification from the applicable municipality. Performing this legwork before placing the site on the market will significantly increase potential for realizing the full asking price.

Although still common practice in many areas, properties that employ well and septic systems are regarded as secondary sites in comparison to those with modern utility infrastructure.

The cost of bringing utilities to a site may be a significant factor to some buyers. If possible, property owners should consider having electric, water, and sewage improvements brought to the site before marketing the property. Again, such a preparative measure can optimize conditions for realizing the sites full asking price.

With a rapidly growing number of potential environmental issues, buyers have increasingly made environmental site assessments a contingency in their purchase agreements. This is a must in transactions involving properties prone to environmental issues, such as aging gas/convenience stores, as well as parcels adjacent to these entities.

The expense of an environmental assessment can be worth its weight in gold. A seller can be held liable for undetected environmental property defects, even after a transaction is consummated. The key to a successful transaction is full disclosure.

If it is determined your property has environmental issues, such a status does not make the site broadly undesirable. The cost of clean-up can be integrated into the asking price, made the responsibility of the buyer, or even shared between both buyer and seller. Other unrelated factors, such as location or ADTC, may outweigh negative aspects of the property.

Surrounding commerce can play a significant role in the future of any property. Even if physical structures have yet to be developed, knowing the plans for nearby parcels can help determine the highest and best use of your property.

If your site is located within an expansive commercial district, youll have little difficulty in identifying surrounding commerce to determine potential uses for your property. Conversely, if the site is located in an area gradually shifting from residential to commercial use, or a tract of vacant land with minimal surrounding commerce, it will be necessary to speak with other property owners as well as the county assessor to determine future development plans for adjacent properties.

Becoming familiar with the unique features of your commercial property is the best way to achieve a maximum ROI on your investment. A competent commercial real estate agent will have to skills and resources necessary to help property owners research these important aspects of their property.

ABOUT THE AUTHOR

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Tampa Commercial Real Estate 2006

Home to attractions such as Busch Gardens, Tampa is a picturesque, tropical city that derives much of its local revenue from entertainment and tourism. Art, history, and recreation are all very important aspects of Tampa. With the wide variety of culture options it presents as well as the diversity of recreational facilities in the Tampa area, not to mention the sunny environment, scenic beaches and a suitable atmosphere for playing golf. Tampa, Florida is a very compelling place to relocate a business into. Generally, the economy of Tampa is on a steady expansion and its growth is spurred by the prevalence of corporate centers which have relocated into the area. For every investor who is planning to close a good business deal in Tampa, the high-quality and rich life are available for your convenience. Tampa commercial real estate features with the display of a wide range of property types to choose from, which makes Tampa a top choice.

For investors, purchasing a Tampa commercial real estate property is not for the faint hearted. A hefty number of wealthy entrepreneurs wonder about how they can strike a great deal on leasing rates for their office or commercial establishments particularly in Tampa commercial real estate. Some think that the place has evolved into one of the most expensive locations for commercial spaces and office sites. On the contrary, the Tampa commercial real estate market actually offers the most affordable commercial lots and properties in the United States. Tampa commercial real estate property owners of could even demand on high prices for office rents because all the amenities are provided for in site where the building was developed.

Realtors agree that the Tampa commercial real estate market is still very much a competitive selling market not only because of an exceptional market that allures relocation but also because of low interest rates. Moreover, the buildings are robust and stable, and will continue to be in the next few years. New project developments are always on the rise and have become a normal part of Tampa commercial real estate life.

Research studies have also shown that the number of Class A office establishments has been growing in Tampa commercial real estate commercial market. The momentum of this real estate market shows no signs of slowing down.

For a new business commercial investor, searching for Tampa commercial real estate for sale is pretty much the same process as finding residential real estates. Often there are separate listings, but most of the things you learned about buying residential real estate apply straightforwardly to commercial real estate as well.

Tampa commercial real estate listings are usually available for your viewing on the Internet or through real estate companies. Real estate agents can guide you through the listings and constrain your search to a few ideal properties that suit your needs, thus saving you wasted time and effort of looking through commercial real estate properties you would never buy.

It is also important for you to have a considerable background on real estate markets as well. For those who are planning to buy a Tampa commercial real estate property, chances are that you have a premeditated purpose in mind. This allows you to identify whole set of parameters that you will be assessing for, such as the size, shape and site of the property. Preparing a detailed portfolio of your needs and wants in your ideal property will also facilitate the agent in finding the most appropriate commercial real estate that you need.

First, you should contact a local real estate agent. Many agents specialize in specific fields. Finding one that works mainly in commercial real estate can be of benefit to you. It?s also important to find an agent who knows the area and local real estate market. Don?t be afraid to do research yourself, as the more you know about the local scene the easier it will be to spot someone who isn?t as knowledgeable. You may also want to ask for a list of references. Experienced agents will eagerly provide you with a list of past jobs and experiences. The intimate details of a particular property can be the difference between a sure buy and a disaster, so the more knowledgeable your agent, the better off you?ll be.

Location is the most important thing when looking at a given property. This is one place where commercial real estate differs greatly from residential real estate, as you?ll want a property with proximity to very different things. There are hundreds of things to consider; note how close your property is to the following areas:

? Highways

? Metropolitan areas

? Similar commercial ventures

? Residential areas

? High population zones

? Popular commercial ventures that can help you get more business, such as theme parks, zoos, monuments or other local attractions

Of course, remember the effect of negative neighbors as well as positive ones. According to your particular target population, a property may have more or less value depending on its neighbors.

Because of this, if you?re looking through Tampa commercial real estate for sale and trying to find the property for you, make sure you contact a local real estate agent. Going to the real estate yourself can also be one of your most valuable sources for information, so be prepared to spend time viewing potential properties.

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Commercial Real Estate Loans - 12 Problems to Avoid

This article describes 12 recurring problems with commercial real estate loans that commercial borrowers and their advisors need to anticipate before it is too late. The following problems are common in traditional bank commercial real estate loans and should be avoided if feasible (special circumstances will periodically make some of these terms unavoidable).

COMMERCIAL REAL ESTATE LOANS PROBLEM NUMBER 1:
Tax Returns versus Stated Income

Most traditional banks will require several years of tax returns in order to qualify for a commercial real estate loan. The alternative is to use a Stated Income lender that does not verify personal income or assets. Many borrowers will simply not qualify for a commercial mortgage loan if tax returns are used due to high business expenses (and low net income). Many lenders using tax returns will also continue to verify income after the loan closes. Stated Income lenders will not engage in this practice.

COMMERCIAL REAL ESTATE LOANS PROBLEM NUMBER 2:
Special Purpose Properties

It is becoming increasingly difficult to get commercial loans for special purpose properties. Properties that do not fall in the categories of apartments or retail/office buildings are often placed in this special purpose classification. This means that business acquisition loans for commercial properties such as restaurants/bars and auto service businesses are frequently hard to find. Commercial financing will be even more difficult to locate for such specialized properties as churches, funeral homes, nursing homes and assisted living facilities.

COMMERCIAL REAL ESTATE LOANS PROBLEM NUMBER 3:
Recall/balloon features

These terms are used by many banks to effectively shorten most commercial real estate loans to 3-7 years.

COMMERCIAL REAL ESTATE LOANS PROBLEM NUMBER 4:
Short-term loans (less than fifteen years)

15-40 year commercial property loans without recall/balloon features are available.

COMMERCIAL REAL ESTATE LOANS PROBLEM NUMBER 5:
Up-front Commitment fees

Under most circumstances, commercial borrowers should not pay such a fee. Please note that processing/retainer fees are not included in this discussion of commitment fees. Processing/retainer fees should be viewed as an acceptable and standard business practice when dealing with commercial real estate loans.

COMMERCIAL REAL ESTATE LOANS PROBLEM NUMBER 6:
Business Plans

Under most circumstances, commercial borrowers should not use a lender that requires a business plan.

COMMERCIAL REAL ESTATE LOANS PROBLEM NUMBER 7:
Cross-collateralization

Commercial borrowers should not be required to use their personal assets as collateral for a commercial property loan.

COMMERCIAL REAL ESTATE LOANS PROBLEM NUMBER 8:
Sourcing and seasoning assets. Seasoning of ownership.

This particular problem will not be relevant to all business borrowers. However, if it is relevant, you should seek out a lender without sourcing and seasoning requirements or limitations. Most banks have strict guidelines for sourcing and seasoning of assets or ownership to qualify for commercial real estate loans. For a purchase, commercial lenders will frequently want documentation about where the down payment is coming from (sourcing). Commercial lenders will also frequently have very specific requirements stipulating that the funds must have been in a specific account for a specific period of time, often 3-6 months or longer (seasoning). Seasoning of ownership is similar to seasoning of funds, except this requirement involves the minimum time someone has owned a commercial property before they can refinance the property.

COMMERCIAL REAL ESTATE LOANS PROBLEM NUMBER 9:
Requirement to sign IRS Form 4506

IRS Form 4506 authorizes the lender to obtain a borrower’s tax returns directly from the IRS. This form is routinely required by most traditional banks and many other commercial lenders for a business acquisition loan. Commercial borrowers using a Stated Income lender with limited documentation requirements will avoid this requirement.

COMMERCIAL REAL ESTATE LOANS PROBLEM NUMBER 10:
Debt Service Coverage Ratio (DSCR) in excess of 1.2 for a business acquisition loan

The most flexible approach to DSCR for a commercial property loan will require a DSCR in the range of 1 to 1.2, with exceptions permitting a DSCR less than 1.

COMMERCIAL REAL ESTATE LOANS PROBLEM NUMBER 11:
Minimum commercial property loan size that is too high for your commercial mortgage needs.

It is not unusual to encounter a minimum commercial real estate loan requirement of $500,000 to $1,000,000.

COMMERCIAL REAL ESTATE LOANS PROBLEM NUMBER 12:
Excessive length of the commercial real estate loan process

Many traditional banks require three to nine months to close a commercial mortgage. A more action-oriented commercial lender will close commercial real estate loans in 45 to 60 days.

Copyright 2005-2006 AEX Commercial Financing Group, LLC. All Rights Reserved.

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The Future of Commercial Real Estate

Although serious supply-demand imbalances have continued to plague real estate markets into the 2000s in many areas, the mobility of capital in current sophisticated financial markets is encouraging to real estate developers. The loss of tax-shelter markets drained a significant amount of capital from real estate and, in the short run, had a devastating effect on segments of the industry. However, most experts agree that many of those driven from real estate development and the real estate finance business were unprepared and ill-suited as investors. In the long run, a return to real estate development that is grounded in the basics of economics, real demand, and real profits will benefit the industry.

Syndicated ownership of real estate was introduced in the early 2000s. Because many early investors were hurt by collapsed markets or by tax-law changes, the concept of syndication is currently being applied to more economically sound cash flow-return real estate. This return to sound economic practices will help ensure the continued growth of syndication. Real estate investment trusts (REITs), which suffered heavily in the real estate recession of the mid-1980s, have recently reappeared as an efficient vehicle for public ownership of real estate. REITs can own and operate real estate efficiently and raise equity for its purchase. The shares are more easily traded than are shares of other syndication partnerships. Thus, the REIT is likely to provide a good vehicle to satisfy the public?s desire to own real estate.

A final review of the factors that led to the problems of the 2000s is essential to understanding the opportunities that will arise in the 2000s. Real estate cycles are fundamental forces in the industry. The oversupply that exists in most product types tends to constrain development of new products, but it creates opportunities for the commercial banker.

The decade of the 2000s witnessed a boom cycle in real estate. The natural flow of the real estate cycle wherein demand exceeded supply prevailed during the 1980s and early 2000s. At that time office vacancy rates in most major markets were below 5 percent. Faced with real demand for office space and other types of income property, the development community simultaneously experienced an explosion of available capital. During the early years of the Reagan administration, deregulation of financial institutions increased the supply availability of funds, and thrifts added their funds to an already growing cadre of lenders. At the same time, the Economic Recovery and Tax Act of 1981 (ERTA) gave investors increased tax ?write-off? through accelerated depreciation, reduced capital gains taxes to 20 percent, and allowed other income to be sheltered with real estate ?losses.? In short, more equity and debt funding was available for real estate investment than ever before.

Even after tax reform eliminated many tax incentives in 1986 and the subsequent loss of some equity funds for real estate, two factors maintained real estate development. The trend in the 2000s was toward the development of the significant, or ?trophy,? real estate projects. Office buildings in excess of one million square feet and hotels costing hundreds of millions of dollars became popular. Conceived and begun before the passage of tax reform, these huge projects were completed in the late 1990s. The second factor was the continued availability of funding for construction and development. Even with the debacle in Texas, lenders in New England continued to fund new projects. After the collapse in New England and the continued downward spiral in Texas, lenders in the mid-Atlantic region continued to lend for new construction. After regulation allowed out-of-state banking consolidations, the mergers and acquisitions of commercial banks created pressure in targeted regions. These growth surges contributed to the continuation of large-scale commercial mortgage lenders going beyond the time when an examination of the real estate cycle would have suggested a slowdown. The capital explosion of the 2000s for real estate is a capital implosion for the 2000s. The thrift industry no longer has funds available for commercial real estate. The major life insurance company lenders are struggling with mounting real estate. In related losses, while most commercial banks attempt to reduce their real estate exposure after two years of building loss reserves and taking write-downs and charge-offs. Therefore the excessive allocation of debt available in the 2000s is unlikely to create oversupply in the 2000s.

No new tax legislation that will affect real estate investment is predicted, and, for the most part, foreign investors have their own problems or opportunities outside of the United States. Therefore excessive equity capital is not expected to fuel recovery real estate excessively.

Looking back at the real estate cycle wave, it seems safe to suggest that the supply of new development will not occur in the 2000s unless warranted by real demand. Already in some markets the demand for apartments has exceeded supply and new construction has begun at a reasonable pace.

Opportunities for existing real estate that has been written to current value de-capitalized to produce current acceptable return will benefit from increased demand and restricted new supply. New development that is warranted by measurable, existing product demand can be financed with a reasonable equity contribution by the borrower. The lack of ruinous competition from lenders too eager to make real estate loans will allow reasonable loan structuring. Financing the purchase of de-capitalized existing real estate for new owners can be an excellent source of real estate loans for commercial banks.

As real estate is stabilized by a balance of demand and supply, the speed and strength of the recovery will be determined by economic factors and their effect on demand in the 2000s. Banks with the capacity and willingness to take on new real estate loans should experience some of the safest and most productive lending done in the last quarter century. Remembering the lessons of the past and returning to the basics of good real estate and good real estate lending will be the key to real estate banking in the future.

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Commercial Real Estate Investment

Investing in commercial real estate is riskier and more costly than investing in residential property - but ultimately it can be far more profitable. Whereas the stocks of major housing manufacturers have decreased over the last few months, retail and institutional investors have been investing heavily in commercial real estate, through both operating companies and investment trusts.

The profits from commercial real estate are linked to a large degree to the state of the overall economy - today, commercial property is a $4 trillion market, having increased in volume around 20% over the last five years. Most smaller investors are able to profit from commercial real estate.

The potential profits to be made from investing in commercial real estates are affected by several factors. Apart from the overall economy, the local economy and market can have a huge impact, as can the terms and length of any lease, the reliability of tenants and the overheads involved with your property.

Generally speaking, when investing in commercial real estate, to make a profit you should ideally have a long term lease from a major tenant. Finding the right tenant isn’t always easy - most commercial real estate has relatively few potential tenants unlike residential property.

During a recession, commercial foreclosures and vacancies tend to increase significantly more than residential properties. And if commercial properties remain vacant for a long period of time, owners may lose a lot of income and be forced to resell for less than the property is worth.

One method of generating a profit from commercial real estate is to look at REITs (Real Estate Investment Trusts). These are traded securities which allow an investor to take part in large scale commercial projects. REITs were created in 1960 by Congress and can be a practical alternative to bonds.

Most REITs specialize in certain types of property such as office buildings, hospitals or shopping centers. There are several benefits of REITs: they trade in the same way as stocks, so you can buy and sell them. The share price can increase in value as the property appreciates in value and shareholders also get income from rents.

Not surprisingly, REITS have become extremely popular over the last few years. Another big advantage of them is the tax benefits - by law, REITs must distribute 90% of their income as dividends.

There are several ways to invest in commercial real estate without actually having any capital. Subordination is the term for the situation in which the current owner actually takes out a second mortgage on the property to cover the difference of the amount that the purchaser has available in the form of a loan.

Another method is to persuade the owner of the property to release some acreage. That section of land can then be used to borrow money to cover a down payment on the rest of the property. Many property owners don’t even know this option exists and it can be an effective strategy when dealing with raw land.

Another method is to purchase commercial property by means of a partnership. If you are able and willing to do the work, you may be able to find a partnership that is willing to finance your deal - in exchange for a percentage of the profits, of course.

Investing in commercial real estate isn’t for everyone. But the profits can certainly be made for those who are prepared to take a calculated risk, have the expertise - and perhaps a little bit of luck.

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Real Estate Property Options Online

By Kristi Ambrose

 So you want to buy a home?!? Great! But you don’t want to do all the work it takes to find a place. Well that’s okay too because there are many sites online that offer a service called Real Estate Consulting or Real Estate Agents. Usually the deal here is, you tell the Consulting team what type of property your looking for, as well as the different options you want, and they will search out the home for you.

For example say I want a home in Dallas Texas, that has 5 bedrooms 4 bathrooms, is located off on its own away from all the hustle and bustle, and is around $250k. Well the consulting team searches online and offline to find the right home for you, then they present these homes to you and you can either “OK” them for a viewing or you can “decline” and have them find some other homes for you. It really is that easy. And since you hired them to find your new home, don’t worry about not liking what they found for you. This is what they do for a living so don’t worry about “hurt feelings” or negative feelings of any sort. Just ask them, and they will happily find more homes for you that are more your style.

A Real Estate Consultant is a type of real estate agent. They either directly or indirectly give advice, consultancy or technical assistance. In this case, they would be giving consultancy and advice to you. Some of these consultants are free, and others charge fees. If they have a website be sure to check out the FAQ section or the Terms Of Service (TOS) section. Or just ask them directly. Either way, the fees of a consultant team or firm should be less than that of a Real Estate Agent! If not then you need to look somewhere else. As with Real Estate Agents, you need to find a team or person that you can meld with easily. Someone that is willing to work with you and find you what YOU want, not what they think you want! But you the buyer, also has to be open to “suggestions.” You never know what might happen or what little gem you might find by being a little open to places that you wouldn’t normally look at!

I had this happen a few years ago. I was absolutely set on a certain location and a certain type of home and I didn’t feel the need to be open to anything. I guess I was a little selfish. My Agent kept asking me to check out this one property in particular and I just wouldn’t budge. Finally I said okay fine, show me what you got. Can I say I think it was the most beautiful location I ever thought possible. But by the time I finally stopped being pig headed, someone else had already scooped it up. And that’s about the time my agent gave me the “look.” The “see I know what I’m talking about” look! Put some trust into your agent or consultant, they know what they are doing!Just like you do your job for a living to make money, they do their job for a living to make money. Don’t second guess them!

If your searching for sites that specialize in real estate or properties in Dallas Texas or any other state or city for that matter here are a few places you can look online to find whatever it is your looking for, have it be a new home, undeveloped home, rental home or whatever else:

BuyandSellDallas

Bigdfsbo

InTownDallas

DallasNorthProperties

RealtorsBlvd

HomeGain

You can also search on several other sites that offer options for country wide homes with in any state or any city that you either already live or are thinking about moving to. These websites offer different options so that you can find the exact home your looking for. Things like prices, locales, bedrooms, bathrooms, size of space, etc. Some of the locations offered within these sites for Texas are Dallas, Ft Worth, Gaylord, and much more!

This author is a huge fan of LicensedBrokers.com a real estate, insurance and mortgage website that features property listings and local mortgage and insurance brokers.

Real Estate Myths: Part I

By Ryan O’Neill

 There are numerous real estate ideas and concepts in the mainstream media that I would consider myths. Things that everyone is taught to believe, but in reality, when you look at today’s real estate market, they in fact are not true.

The first real estate myth: I am going to sell my home by owner to save money. Reality: statistics show the FSBO’s historically end up getting a lower sale price to list price in comparison with a normal seller working with an agent. Also, a seller also does not realize how complicated a real estate transaction can be, especially in today’s market with financing options decreasing. Even more so than ever, having a real estate agent on your side who can guide you through the transaction is imperative.

The second real estate myth: open houses are an effective way to sell my home! Reality: less that 1% of homes for sale sell through an open house setting. The seller feels they are valuable however, because they can “see” their agent working on Saturday afternoon. Hauling out those for sale signs, putting a nice ad in the newspaper. Though open houses may not be an effective way to sell homes, they are a great way for newer agents to “prospect” and meet potential buyers.

The third real estate myth: I need a Realtor who knows my neighborhood to sell my home. Reality: hire a real estate agent with a top marketing plan that will bring the buyers to your home. Simply knowing a neighborhood is great. However, your real estate agent’s job is to market your home through many different advertising sources: the internet, print ads, radio, television. This should be the focus of your conversation with the potential agent. Ask him or her what type of marketing strategy they have, ask them where they will advertise your home.

The fourth real estate myth: I had 35 showings on my home, but my agent just could not “sell” the home. Reality: your home is overpriced in this case. Your agent’s job is not to “sell” the home. Your agent’s job is to get those 35 people to take a look at your home. If after these showings you do not have an offer, there is a definite problem with price and also possibly condition.

The fifth real estate myth: I want my agent to be at the showings to point out all of the great features of my home. Reality: potential buyers do not want the listing agent present at showings. It creates an uncomfortable environment. The buyers will see these great features on their own.

Ryan O’Neill is a licensed agent with RE/MAX Advantage Plus. As the founder of The Minnesota Real Estate Team, Ryan and the team help clients buy and sell Minneapolis Real Estate. This team is a dynamic group of Minneapolis Realtors.

Real Estate

Commercial Real Estate Loans

Are you considering buying a new house soon? Buying a new house is probably the biggest investment one can make in his lifetime. Buying a new real estate certainly requires a lot of money. It is not possible for everyone to finance the real estate from own sources. This is where Commercial real estate financing becomes a necessity in gaining access to the much-needed funds.
Commercial real estate loan is one of the types of real estate loan. This loan can be used to buy, improve or refinance commercial property, if you own 50% or more of the real estate. Commercial loans are the best option if you are looking for funds to finance buildings or land for business purposes. This type of loan falls under specialized mortgages owing to the fact that the lender has a legal claim over the property until the loan has been repaid completely.

Financing for commercial real estate loans is completely different game when compared to residential mortgage loans. Commercial real estate loans move faster as compared to residential mortgage loans and are more flexible. National standards require a commercial loan for any property with more than four units.
To apply for a commercial real estate loan you need to provide the following:
? Provide at least two years worth of tax records
? You need to provide balance sheet statements from the building to demonstrate its success as a business enterprise.
? You will have to make a down payment of at least 20% to satisfy commercial lending requirements.
? For small investors interest rates may be around 1% higher as compared to the residential loans.
You need a moneylender who can assure you
? Highly competitive interest rates on loans depending upon your situation
? Dedicated and pre-approved lenders with knowledge and decision making ability
? Flexible financial solutions
? Flexible terms and rate options
? Less paperwork including no financial documentation program
? Save thousands of dollars on closing cost
Today one can find thousands of financing lenders on the web. This makes it very much important to select a financial lender that best suits your requirements. It would be advisable to make use of commercial mortgage lenders database that enables direct access to your type of lender and avoid you falling in the hands of a broker.

Commercial lenders are fussy. So just relax even if your loan gets down, simply go to the next four cheapest commercial loan lenders on the list and apply with a simple mouse click. There are lots of “A” paper lenders; “B” paper lenders and easy “C” paper lenders. All you have to do is just fill an online application form and a lender will contact you within 24 hours giving you details about the loan.

About the Author

Darren Dunner is a professional writer currently writing about I Loan Resource. Visit www.iloanresource.com/
for more information on the subject.

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Commercial Real Estate: The Importance of Population Trends

While commercial real estate can be an excellent investment, it?s all but impossible to succeed in this competitive environment without some sort of game plan. The most successful professional real estate investors are those who are able to look at a given area and accurately predict which parts of a given city are likely to experience the most growth in relation to other areas in or near that city. Those who are able to gauge such trends can enjoy enormous advantages in the real estate investment marketplace.

One of the major advantages of this approach is the investor?s ability to often purchase properties at significant discounts to their future, improved market values. One example of this in urban areas is where some neighborhoods go into decline over a period of years. Property values decline, but local populations remain high. Should the city council decide to ?re-zone? or offer incentives to developers to rehabilitate the neighborhood, savvy investors have an opportunity to come in while real estate prices are still ?low.? Thus, they can enjoy excellent profits once those blighted neighborhoods begin to turn around.

One of the methods used by these professional real estate investors is a thorough analysis of current and future population trends. Tracking the trends in population growth and population movement can provide an accurate predication of which neighborhoods are likely to succeed and which ones are doomed to at least short term failure.

Over the past several years it has been those markets with the strongest and fastest population growth that have been the hottest markets in the country. This trend has held true both in residential and in commercial real estate, and those investors who took advantage of this fact were able to realize excellent profits through the buying and selling of residential and commercial properties.

It is easy to see how population movement and population growth impact the housing market, since a higher population density increases the demand for local real estate. In turn companies looking to open new facilities or new branches often look to areas with high population growth, causing a spike in commercial real estate prices as well.

The movement of population from one area of the country to another can also be an accurate predictor of when it is time to sell. The nature of the neighborhoods in which investors own property can sometimes be difficult to determine, especially from a distance. So, tracking population trends can be a big help to business owners and owners of commercial real estate around the country.

Whether you are planning to buy commercial property, sell commercial property, or do a little bit of both, paying attention to the growth and movement of the local population can be a huge help. Real estate investors need to be cognizant of the trends which could effect their investments and population growth is one of the most important to track.

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Real Estate

Buy Property at Low Cost Finance on Commercial Real Estate Loan

Buying a property for commercial use requires huge funding. Even if one has enough sources to finance the project, one would like to save the money for further investments in the property and instead take a loan. Commercial real estate loan is especially meant for issuing a loan for buying a property for its commercial use.

Which property is mostly preferred by the lenders? Usually a property having the capacity to generate substantial income or the property having prospects of earning good income is preferred over any other property for offering commercial real estate loan. So before applying make sure the property you intend to buy has potential for assuring profits. Such a property makes commercial real estate loan taking a lot easier.

Commercial real estate loan requires a collateral as huge finance is at stake for the lender. Usually the property to be bought is placed as collateral. The deal papers of the commercial papers are taken in possession by the lender only to be returned when the loan is completely paid off. This means the borrower should always be cautious in timely repayment of loan installments as otherwise lender will repossess the property for recovering the loaned amount.

Lenders provide commercial real estate loan anywhere in the range of ?100000 to ?300000. Greater amount also can be availed depending on the type of the property and repayment capacity of the borrower. Because the loan is fully secured by the commercial property, lenders offer lower interest rate which can be further reduced on comparing different lenders.

There is a larger repayment term ranging from 10 to 30 years for commercial real estate loan. This larger duration enables in spreading the loan installments and monthly installments get reduced for the convenience of the borrower.

Make sure that you have taken into account the feasibility of the commercial property you intend to buy. You should keep your documents ready in case the lender asks for them. Also remember that the commercial property may take time to generate income. So by that time you must have enough money to pay off the loan installments as the loan would be used in buying the property. You may have to make a down payment of 20 percent of the commercial property value. Lender may ask you to give tax records of the commercial property for assuring that investment in the property is safe for the lender and for borrower as well. Bad credit is no impediment in offering commercial real estate loan as the loan is fully secured.

You should search for the suitable commercial real estate lender extensible on internet before settling for a loan deal. Look for the interest rate and apply to the lender offering lower rate. Online lenders process and approve the loan faster so prefer applying to them.

About the Author

Tim Kelly is an expert in finance having completed her LLM in Finance (Master of Laws in Finance) from Institute for Law and Finance at Frankfurt University. To find Commercial real estate loan, Commercial small real estate loan, Commercial construction real estate loan, Refinance commercial real estate loan in UK that best site’s you need visit http://www.commercialrealestateloan.co.uk

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Of that total, 77 per cent were “genuine” cartridges, about 13 per cent were compatibles discount inkjet cartridges and the remainder were counterfeits or so-called “parallel imports”. About inkjet online inkjet online has no affiliation with discount inkjet cartridges any store or brand and are not a franchise. privacy statement designed by web to discount inkjet cartridges market corp. So if you want to make huge savings on your epson printer ink cartridges then click discount inkjet cartridges onto one of the links below.

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Darin Garman, CCIM - Top 3 Commercial Real Estate Investors Time Management Strategies

One of the questions I get asked a lot from clients is how do I manage
multiple real estate deals projects all at once? “How
to Succeed in Commercial Real Estate?” Here are some specific strategies
for you to consider:

a) Who to spend time with?

You need to consider spending BUSINESS TIME on only those who are going to
contribute to your bottom line and goal achievement. All else needs to get put
into the “we’ll get back to you” pile. It is easy to get locked up with people
that do nothing but take up your time. Don’t do it.

I constantly have people wanting to meet with me, talk with me, etc. that don’t
contribute to the achievement of my goals they get put on the bottom of the pile
and sometimes I never get back to them.

b) Keeping away from time vampires.

Time vampires are those that call you, come into your office, and tell you
the “whole story” constantly. You need to politely tell these people “adios”.
You ever notice that you have those days where you have a lot of activity and by
the end of the day you really have not gotten anything done? Time vampires are
the main reason why.

c) Having a clear objective in the first place.

What are your goals, your objectives?? Where do you want to end up? How do
you plan on getting there? Without a plan you will be spinning your wheels and
the cash flow and value of your will suffer because of it.

So, there you go. We did not reinvent anything today, but it is surprising how
the use of your time is tied to your income and the results you want.

About the Author

From Darin Garman, CCIM:

If you have not taken advantage of my special limited time 2 month
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How to Succeed in
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Commercial Real Estate Expert Knowledge On Holding And Closing Costs

When investing in commercial real estate, investors have to consider the projected costs surrounding their investment. A savvy investor must have a working knowledge of what the closing and holding costs for the property will be prior to committing themselves to the investment. Working on the purchase price, and the market selling price is simply not enough to make an informed decision on whether a property will be a sound investment.

Holding Costs
When real estate investors purchase property, their main goal is to sell the property for a profit. But during this process, the investor must take into consideration the amount of money they will need to pay out before the investment is re-sold. Holding costs are also known as carrying costs. When calculating the holding costs, investors must include the purchase price, and deduct operating income to come to an estimated figure.

Holding costs must be carefully considered when factored into an investment. Without calculating this cost, an uninformed investor could be faced with a disastrous situation. All to often, new investors only factor the purchase price, and the resale market value into their calculations. The result can be disastrous to the estimated profit margin if the investor must produce a further sum for their holding costs.

An example of such a situation is buying a property for $200,000 with an estimated resale value of $280,000. At this stage, the property would seem to be a sound investment with a very generous profit margin. But if the holding costs of the particular property over a six month period were to come to $90,000, it could mean severe loss to the investor, rather than a generous profit.

Estimating Holding Costs
Investors must pay close attention to their estimated carrying costs before investing in a property. These include costs such as operating expenses, mortgage payments, capital improvements, as well as the selling costs of the property.

The best way to factor these costs before purchasing an investment property is to analyze the associated carrying costs over a six-month period by taking the sale price, and then deducting associated costs such as
? Purchase closing costs,
? Clean up and decoration of the property,
? Mortgage repayments,
? Taxes,
? Insurances
? Resale broker commissions,
? Resale closing costs

Take the purchase price, plus the carrying costs, and the total of the two should be deducted from the re-sale price of the property in order to get an estimation of the profit margin.

Knowing what to expect from holding costs should be one of a real-estate investor’s main priorities when looking for a profitable investment. While these costs are important to factor, the savvy investor will always be able to creatively come up with solutions to decrease costs, or find ways to make an extra income from the property to make it more profitable.

Closing Costs
Closing costs are an estimate of the projected cost once the property has been resold. These costs are often calculated by things such as the lenders experience with the real estate industry, and the area being invested in. The closing costs are only an estimation, which can mean that they will change over the term of the loan.

The lender has no control over how much the attorney or title company will charge for their expenses, but as a rule of thumb, investors should be able to rely on the final estimated expenses to be close to the estimations given in their good faith estimation from the lender.

The closing cost figures, as far as the lender is concerned, should be especially accurate, although in a situation where there are significant changes in the loan program, or the borrower’s qualifications, the closing costs could be inflated.

No Closing Costs
While closing costs are essential to factor into an investment, there are options available to remove some of the associated closing costs for investors. However, it is important to note that even with advertised no closing costs, there will always be costs, such as attorney fees, insurance, local municipality, and title company, that must be paid.

The no closing cost programs offered by lenders are an option that applies to things such as application, appraisal, credit reporting, processing, underwriting, origination, and discount points. These costs only factor into about a third of the total closing costs of a property. Even with a no closing cost option, investors may still be required to pay other closing costs, such as title insurance, attorney fees and county recording fees.

About the Author:

Tony Seruga, Yolanda Seruga and Yolanda Bishop of http://www.maverickrei.com specialize in commercial and investment real estate. As of May, 2006, they and their partners are managing over $600 million dollars worth of new projects.

Real Estate

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Assessing the Commercial Real Estate Market

There are many important factors that effect the price of commercial real estate, but perhaps few are as important as that of the local job market. Without a strong and growing job market, it?s nearly impossible for an area to support the retail establishments, restaurants and businesses that sustain neighborhoods.

It?s important for any would be commercial real estate investor, whether they specialize in retail, office, industrial, or warehouse properties, to thoroughly research the health of the local job market before making an investment decision. You have to look at the local unemployment rate and compare it to the averages for the state and the nation as a whole. Those areas of the country with lower than average unemployment rates are likely to enjoy future growth, while those with higher than average unemployment may suffer from such associated problems as high crime, long listing times, and depressed lease rates.

Of course, the raw numbers for unemployment don?t tell the whole story. It?s important for would be commercial real estate investors to look not only at unemployment rates, but at income levels, as well. Those neighborhoods with higher than average salary levels should be far better at sustaining the high end shops that often form the backbone of commercial and retail real estate investment.

Further, real estate investors need to make the distinction between local salary levels and levels of disposable income. If the average salary is $100,000 per year, but that person can only afford a 2 bedroom apartment in the local city (think West Los Angeles or Manhattan), these people won?t be shopping at the local high-end fashion boutiques! How much residents have left at the end of each month is a key economic factor in evaluating a neighborhood for commercial real estate activity. This means you have to look at such factors as the local cost of food, rental housing, utilities and other factors that can influence the lifestyle of those in a particular neighborhood.

Fortunately these kinds of statistics are increasingly available and in many cases this information can be found free of charge on the Internet, your local library, or through a good commercial broker. Even if income, unemployment and job growth figures are not available online, chances are good they will be available with only a minimum of effort. Given the importance of this information to real estate investors, it is certainly worth a bit of effort to ferret it out!

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How Escrows and Title Insurance Protect Your Assets in a Commercial Real Estate Deal

Risk- the one word that is directly related to the commercial real estate industry. With the element of ?buyer beware,? the fact that the purchaser is completely responsible for the facts of a property before agreeing to a contract. There are so many opportunities for something to go wrong; you must rely on commercial real estate professionals and companies to look out for your best interest and the interest of your investments.

When entering into a contract, and closing a deal, your assets and future profits are at stake, especially if any of the information you and your team has gathered is erroneous. With the use of escrow companies, lawyers and title insurance, your dealings can go smoothly and the property can follow through with the original strategy that you attend for the property.

Escrows are simply an arrangement where a third party holds the necessary documents, funds, or other properties to be transferred between two parties. The third party does not transfer anything until they are instructed to do so by each party and they have the necessary documentation stating that each party is in agreement with terms and everything is set for escrow to be closed- or the properties transferred from one party to the other.

In a commercial real estate transaction, the third party can hold documents from the buyer, the seller, and funds from the commercial lender. When the parties are in agreement, the escrow agents simply make sure that all items are distributed properly and into the correct hands. This saves the buyer, seller or lender from having to worry that one of the parties will not transfer the funds or other documents. Every party is protected because the proper forms are in the hands of the escrow agents with no personal investment in the deal. Every party can count on receiving the properties that were previously agreed upon in the contract.

If there is no escrow, there is room for a dishonest buyer or seller to either not transfer the proper documents or funds and get away or have some excuse as to why he or she is not delivering what was promised on the previous contract. Or perhaps they could show an overlooked conditional clause that allows them to alter from the stated claim and agreement.

Escrows can be companies within themselves, lawyers or title companies. Some investor have companies or people that they work with all the time, and they insist on using those people or companies because they know they have no personal interest in the deals. There can be fraud that occurs where an escrow company or agent secretly has interest in the deal and can play the deal in the person?s favor- with the buyer or the seller, whomever they are working with.

Always be sure to check the references of the escrow company or agent before agreeing upon a third party. For those people who will only use their company, make sure the company is reputable before conducting business.

Title companies are companies that specialize in researching public records to determine the status of a title to a specific property. The purchaser must find out if there are any liens or encumbrances on the property before purchase so the matter can be resolved before purchase by the seller.

Entire reports can be made regarding title of real property transactions which is used to issue title insurance. A title report is pulled at the beginning of escrow so the buyer can see the full status of the title of the property. This first or preliminary report then becomes a final report when title insurance has been issued. Title insurance protects the buyer from wrong information. The title company does not guarantee or otherwise have a law that surrounds the fact that their information on the title report was not accurate.

Title insurance is not necessary. The parties may choose to forego the insurance (which it is customary for the seller to pay) and incur the risk of the transfer of the property. This is not recommended for those who do not know each other well or have full trust in all parties involved.

If you seek longevity in the commercial real estate industry, protect your interests and your assets by the use of professionals. It is imperative that you rely on these professionals to makes sure all your intentions and dealings come through exactly as planned.

You can make this as secure as possible with every deal so your profits are maximized and there are no surprises down the road.

Real Estate

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If the risk seems lower you could receive a lower rate and lower down payment even if you are still considered a high risk borrower.

Triangle MLS, Inc. Hosts Safety Seminar (dBusinessNews.com)

CARY N.C. Triangle MLS, Inc. (TMLS) ( www.trianglemls.com ) will host a Safety Seminar on Wednesday, Oct. 7 at 8:30 a.m. at .

Kevin Simonson Displays MLS Listing Information on his Real Estate Website with the Help of a Custom IDX Solution (dBusinessNews.com)

EUGENE, ORE. The IDX, Inc. team is more than eager to announce the addition of Kevin Simonson with The O’Brien Company, to the ever growing network of real estate professionals incorporating a custom IDX solution in the search portions of their websites, creating a unique and efficient way for home seekers to execute their property search online.

Commercial Real Estate: Becoming A Market Expert - Part #6: Focus On The Area Of The City With The Zoning You Need

By now, you?re probably pretty well acquainted with the process on of focusing on the property type and area you want. You know the zoning which supports it and you?ve reviewed in detail the zoning maps.

Now what? It?s time for some legwork. You want to put into use some of that book learning and researching you?ve been conducting.

Take a look at your zoning maps with highlighter in hand. Now highlight the areas you want to go look at. Then you get in your car and drive around to take a look at those areas and neighborhoods.

It?s that simple. It will be an eye-opening experience.

Here?s what you want to do specifically:

First, and most importantly, take your time. This isn?t a race. There?s no winners or losers for getting it done quicker.

The expedition is about gathering information and getting a feel for the area. Your goal is to review the area and the properties on an overall basis.

As you drive around the area, take note of any properties which are in transition. Meaning they have signage that says ?For Lease?, ?For Sale? or ?Sold?. When you get back to your office check out the history of those properties. Call the owners, brokers or agents to find out more about each of the properties.

Why would you want to do that?

Well, for one thing you are looking for pricing information. For instance, how are people paying per square foot? What are the terms and conditions. The ones that are for rent are wonderful indicators, because you?ll be able to piece to together the income potential for the area.

Number two, you want understand how the market is appreciating over time. Plus, it is wonderful feeling to discover a diamond in the rough.

Number three, if a property is for sale, it just might be up your alley (no pun intended). And you can start the process of analyzing whether the property is a good deal.

Now, that you are starting to get a feel for the area, go ahead and visit the other areas highlighted on your map. You?ll notice similar but different transitionary aspects of each sub-market you scout out.

This is where it gets really interesting. Start to ask yourself why the changes. What are the reasons for the appreciation or lack of appreciation. Then get your answers from the brokers or owners you are representing the properties.

It?s important that you ask these people because they definitely have the answers you and need going forward. Your knowledge of the market will give you the opportunity to talk intelligently about the opportunities as well as the advantages and disadvantages.

The best part is you?ll start to make some good contacts, and maybe even friends or future investment partners.

As you continue driving around you?ll begin feeling more and more comfortable. The process will become easier and you?ll start to notice the nuances and details. And then you?ll automatically start making comparisons and evaluations.

Again, it is vitally important you take your time and take the time to enjoy the process of discovery.

About the Author:

Tony Seruga, Yolanda Seruga and Yolanda Bishop of http://www.maverickrei.com specialize in commercial and investment real estate. As of May, 2006, they and their partners are managing over $600 million dollars worth of new projects.

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The interest rate, in the intermediate period, is thus fixed to the value determined at the start of the current adjustment term.

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Profit From Commercial Real Estate Investments

Property investors have now turned their attention towards the lucrative deals presented by the commercial properties. This sudden interest is the result of the option to diversify your property investment portfolio, along with a high income and tax breaks. However, it is advisable to conduct a research before taking the plunge.

Commercial properties include hotels, malls, medical centers, retail stores, business and industrial property. These are operated for a profit from rental income or capital gain. Some common commercial property types are:

- Apartments and multi family units: These are the first choice of investors. Apartment financing and management is very similar to that of residential properties.

- Mobile home parks: These can be a profitable investment option especially if you own the land and sell the mobile homes.

- Retail properties: More than one tenant occupies the premises and it is utilized for retail transactions.

- Offices: This category includes suburban garden offices, suburban high-rise offices, medical offices and central business district offices.

- Mixed use properties: These properties are a combination of all the above property types.

- Health care units: They include assisted living centers and congregate care centers and nursing homes.

- Hotels: The properties are categorized as either limited service or full service.

- Industrial premises: These properties can be used solely for industrial purposes.

- Self-storage units: The consumers use them for personal storage or for lease.

- Other specialties: These include oil change facilities and gas stations.

According to a reputed New York based real estate research firm, the price of apartment complexes rose by 26%, retail properties by 14%, industrial properties by 21% and office buildings by 6%, in 2004. Commercial property investment is very profitable but it is a complex business, as compared to investment in residential properties. There are number of factors that affect the property evaluation of commercial premises. It pays to study the market and tread cautiously.

Boom in commercial real estate property:

Commercial real estate includes, but is not limited to, properties used for educational, medical, commercial or industrial purpose. The properties are usable in business or trade and can be sold or bought in the real estate market. The improvement in the economy and growth in business ventures are responsible for the revival of commercial real estate. Another important reason has been the continuous flow of new investment capital. This capital is sourced from people who seek higher returns from large investments. The areas that come under the category of ?commercially profitable? carry a higher evaluation, as compared to other properties in developing areas. The rates for commercial real estate properties are calculated differently from the method adopted for residential properties.

The rental yields are better for commercial properties and the monthly cash flow is more than that of residential property investment, in the same area. The quoted expectation of returns depends on the kind of business that would be transacted on the premises. The profit from commercial real estate investments is definitely much higher than profit generated from investments in residential properties. Investment in commercial real estate is as lucrative as investments in stocks and bonds.

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This is another direct student loan consolidation plan with a repayment period between 12 and 30 years, only in this plan the amount of your monthly payment will increase every two years.

Using The Internet to Find Profit-Ripe Commercial Real Estate Properties to Acquire

One of the things most commercial real estate investors and industry professionals are unaware of is how powerful the Internet is when trying to acquire profitable commercial real estate properties.

Effectively searching the Internet for viable commercial properties is an essential skill taught to professional Commercial Real Estate Property Scouts. (What’s a Property Scout? It’s one the Internet’s legitimate work at home jobs and professions. They are people who help investors acquire profitable properties that meet a specific profile.)

Many people don’t know this, but the Internet gives investors and professional Property Scouts access to literally millions of properties that are for sale in the United States and abroad.

The key is knowing specifically how to mine this information so that you are not looking for “a needle in a haystack”–rather, the search process becomes much more like “picking the low hanging” fruit.

So how does one find these properties using the Internet?

While some properties are promoted using dedicated webpages, most can be found in huge databases located on various websites. It’s knowing how to effectively tap into this treasure trove of commercial property data that yields the highest quality properties you’re after.

For instance, let’s say you are searching for a property to invest in.

Some professionals and investors (and even people who work other legitimate work at home jobs using the Internet) that understand these databases on a surface level know that you can search by state or city or for specific square footage.

That’s pretty obvious.

But unless you know the general demographic area intimately, there’s no way of knowing whether you have a hot, viable, promising property that ripe for profit-taking or not.

So you need a different way to look at the data you are being presented. But more importantly, you need to know your criteria for purchase AND how that criteria itself manifests itself in the listings.

For example,

Let’s says you are looking for a property ripe with profits. One of the tell-tale giveaways is the word “divorce”–it screams “Motivated Seller!”

By searching these databases and entering precise keywords like “divorce,” you stand a much stronger chance of finding the properties you want–ones that have immediate profit and equity potential. And that’s just one keyword out of literally dozens to find these profit-promising properties.

Since it is one of the Internet’s truly legitimate work at home jobs and professionals, Property Scouts are thoroughly trained is this extremely valuable skill.

It’s at the core of their training.

It’s not hard, but it does take some time and some practice to master. But it is one can give you the keys to the commercial real estate success bank vault.

About the Author

Tony Seruga, Yolanda Seruga, and Yolanda Bishop of Maverick Real Estate Investments, Inc. have announced a new division within their corporation. This division is revolutionary in the Commercial Real Estate industry. The opportunity is open for anyone who wants to work at home as a Property Scout. Personal training and guidance is provided to enable anyone to work from home in commercial real estate. Visit http://www.PropertyScoutCash.com

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This is reasonable and expected since banks and lenders assume a somewhat higher level of risk with a bad credit loan.

How to Make it in Commercial Real Estate

Quite often, when people begin to invest in commercial real estate, they begin small. They may acquire a single family dwelling, a duplex or maybe even a small apartment building. In order to keep continue the commercial real estate investment game; you have to keep moving property. While buying and selling like kind property has the potential to bring you profitable gains and tax free exchanges under the IRS 1031 real property exchange tax laws, at some point you will want to expand. In fact, if you do not grow, you will eventually find that your bank can no longer help you either because you have maxed out your single family mortgages or your investment portfolio has extended beyond their lending parameters. Congratulations, you have just outgrown your residential lending company. It is now time to move on over to the commercial property side of your bank.

Strategies and Practices

Sun Tzu, author of “The Art of War,” said, By taking into account the unfavorable factors, he may avoid possible disasters.” When considering commercial investment, you must consider anything that could possibly go wrong. This simple proactive measure can save you considerable amounts of money in the long run. Ethical standards and sound business practices should be upheld not only to prevent legal action being brought against you and your company, but to increase your legitimacy in the industry and community. When you engage in adhering to ethical standards on all counts, you will be respected and you will be trusted. This reputation can prove invaluable when you decide to purchase more property, particularly in an area where you have already firmly established yourself as an ethical business person.

You should also have a “do what you say and say what you mean” mentality. In other words, don’t say things that you don’t mean and if you say something, mean it. Follow though on your promises and commitments. Establish yourself as reliable, dependable and trustworthy. While this is crucial in any business practice, it is exceptionally vital in the real estate investment business because a large part of your business, sales and acquisitions, relies on networking. Your standing in your industry and your business can go a long way in facilitating your investment practices - and your success.

Sales Strategies

Your sales strategies are crucial to the success of your investments. You should know your market inside and out, watch the rises and falls of values and take note of what drives a property’s value up and what can drag it down. You should also be extremely knowledgeable in the area in which you are investing. In other words, know the ins and outs of commercial real estate investing. If you invest in apartment buildings, know everything there is to know about the properties, how to improve them, maintain them and move them.

Additionally, you should take time to know the community where you are investing in the property. Is the property near a university? It is in an economically depressed area? Is it in an area that is experiencing growth? What is the forecast for property values over the next few years? Is the property located near something that could potentially drive down its value? Drive it up? Do your homework and know the area inside and out. This will also help you if you decide to invest in additional property in the same area. Win win situations are always a good deal, of course. If everyone can come out ahead, all the better.

Watch the market for various trends and stay on top of them. The real estate market is constantly changing so when you notice a trend, move fast. Finally, know how to market your deal. If you do not know what you are doing you will most likely make bad investment decisions and you are very likely to lose money. It all goes back to knowing your investment area and knowing what you are doing.

The Business Side of It

Managing the business side of it all is extremely important to making money. Not knowing what you are doing on the business end of the equation. Some areas of business management that you should pay close attention to are:

* Organization - Organization is vital to running your business in an efficient manner. You must be organized or you will lose valuable time and money because phone calls will not be returned, appointments will be arrived at late and credibility will be lost. The last thing that you want is to be labeled the “absent minded professor.”

* Time Management - If you can not manage your time you will likely be unable to manage anything else. Set aside a certain time or times during the day for various things such as email, returning calls, pursuing contacts and tending to the business portion of your company. Set a schedule and do not stray from it.

* Financing and Budget - Set a budget and stick to it. You need to maintain your budget and stay on top of your financing. This is one area where super organization is vital. This is what drives your business and if you lose money you business will suffer.

* Team Development - Create strong, effective teams and constantly work to develop them. This will be your support system when you are in the throes of an investment venture.

Making the Deal

This is the nuts and bolts of the commercial property investment process. Select your properties, seek out great deals and develop property that turns a buck. You should identify your investment strategy and seek out properties that fit specific criteria that you develop. You can find properties by appointing others to locate the properties for you, use local press and marketing principles to find hot spots and even employ the assistance of a broker. With some know how and a lot of work, you can be successful in commercial real estate investing.

Investing in commercial real property relies in a variety of factors in order for it to be a success. Ethical practices, sales strategies, sound business practices and knowing how to make the deal all work to create an investment sales and acquisition success story.

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