Ep 116 Pt.2 4 Ways You Can Use Lease Options

This series is all about Lease Option and how to use them in different ways. The easiest way of controlling properties for little to no money down is using lease options.  Lease Options gives no ownership to the tenant buyer. The “Buyer” is just leasing the property for a period of time and then has the option to buy the property during or at the end of that period. 

Scenario 1: Wholesale a Lease Option. Using the example of a single family house with 250K owed, 1798/month PITI payment, asking 325K purchase price with  $2,000 market rent. If a property has little to no cash flow these are great prospects for a lease option because a Seller can ask for more than market rent and can pass on the responsibility of  repairs to the tenant buyer. These are great deals to wholesale to a tenant Buyer, collect an option deposit up front, and be done with the deal.

Scenario 2: Sandwich Lease Option on single family home. Using the same example property from the last scenario but with a 1600 payment, ask 315K and market rents are 2100/month. In this example we would offer the Seller a lease payment of 1750/month. Offer 315K to the Seller for 5 years and we find a tenant buyer that will lease the property for 2150/month. We find a Tenant Buyer for 335K, collect the option deposit of 10K up front and collect the monthly cash flow of 350. Then when the Buyer executes the option we collect the additional margin of 10K. This has to be done with a notice of interest recorded on title or chain of title going to you before being sold to your Tenant Buyer.

Scenario 3: Master Lease Option on Multifamily. Example 20 unit multifamily renting under market value at 10K/month. Market rent is 15K/month. Offer the Seller a Master Lease Option where they have no responsibility for maintenance or repairs and they get a guaranteed price 6K/month. Option price to purchase 1,800,000. Lease option deposit of 80K to be deducted from the purchase price. Create an agreement with the Seller for capitol repairs to be made within 30-60 days of master lease. Or Tenant Buyer makes the capital improvements up front and then deduct the cost from the option deposit. Record a notice of interest/memorandum on title to secure your interest and send a rent collection notice to all tenants to now pay rent to you. Option will terminate within 6 months of the passing of the Seller. Seller would be responsible for deposit refunds prior to the master lease. 

Scenario 4: Selling on Lease Options. Selling lease options has 5 paydays. The first is an option deposit paid up front by your tenant buyer, then cash flow over the term of the lease, then the margin on the back end when your Tenant Buyer executes the option. The 4th payday is depreciation of the asset which you can write off every year on your taxes, and the 5th payday is the appreciation of the real estate over time especially when your Buyer does not execute the option and/or the agreed upon purchase price is the appraised value at the time purchase.

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