Seller Financing On Steroids - Dawn Rickabaugh

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'Owner Will Carry'

Gets the Job Done, But DONT
Buy a Nightmare When you Sell Your Property!
Learn how seller financing can help you sell your property quickly, and for the highest possible price (and still be able to sleep at night) Discover which seller financing strategy is right for you, and how to structure it to give you power and peace of mind Supercharge a high-end property that isnt selling, or rescue an escrow that is falling apart Make sure you have a note you can sell for the highest price/smallest discount possible (and avoid the nasty surprise of finding out that you cant sell your note at all!) Discover fire-proof ways to get the benefits of owner financing without EVER worrying about foreclosure Investors: buy cheap and sell high using seller financing, and still walk away with cash (dispel the myths of the Simultaneous Note Sale) Defer capital gains! Youre tired of managing property, but you dont want to pay all those taxes. You want to sell for a fair price AND receive hassle free retirement income.
Copyright 2009 Dawn Rickabaugh - Note Queen
Table of Contents
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
Can I offer seller financing if I already have a loan on my property? . . . . . 5 But wait . . . just what is seller financing and how does it work? . . . . . . . 9
Am I offering seller financing for the right reasons, or because I have a bruised ego? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Various and sundry owner financing strategies . . . . . . . . . . . . . . . . . . . The wrap (AITD - All Inclusive Trust Deed) . . . . . . . . . . . . . . . . . Subject to . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Title Holding (Land) Trust . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Lease Option/Lease Purchase . . . . . . . . . . . . . . . . . . . . . . . . . . Contract for Deed/Contract for Sale/Land Contract . . . . . . . . . . . . Make the most out of Owner Will Carry advertising . . . . . . . . . . . . . . 22 23 24 26 35 36 37
How to avoid 7 deadly and common mistakes when you carry paper . . . . 41 Once I have a great note, how can I sell it? . . . . . . . . . . . . . . . . . . . . . 56 The Simultaneous Note Sale - can I create a note and sell it right away?. . 61 Especially for real estate professionals . . . . . . . . . . . . . . . . . . . . . . . . . 65 How to avoid life-throttling capital gains . . . . . . . . . . . . . . . . . . . . . . The installment sale . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . The title holding (land) trust . . . . . . . . . . . . . . . . . . . . . . . . . . . The 1031 exchange . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . The deferred sales trust. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67 70 75 78 79
Appendix - the SAFE Act, HR 4173 , etc. . . . . . . . . . . . . . . . . . . . . . . . 83 Note Queen Bio . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
Introduction
Lets face it . . . the real estate market just isnt functioning that well overall. Hardly a week goes by that I dont hear a disaster story about how difficult, if not impossible, bank loans are to get these days. Even with government (taxpayer) stimuli, the credit market is still in hangover modethrobbing headache, looking for a greasy burger and a strong cup of coffee... and things are not likely to get better any time soon. Even good, qualified buyers are having a hard time qualifying for loans, especially jumbos and commercial, and many of the escrows that are lucky enough to open end up falling apart. This is doubly true for people trying to get financing to buy a small business opportunity. Increasingly, sellers are looking for ways to get the highest possible price for their property (or business) at a time when short sales and REOs, depreciation and tight credit markets are making it hard to move anything. Many people are turning to seller financing (owner financing, seller carry back, carrying paper) to get the benefits theyre looking for, but most do not understand which strategy would work best for them, and how to structure the transaction for maximum protection and profit. Thats where I come in. This book is to help you intelligently and powerfully put a seller financing transaction together that meets your needs (or the needs of your client) now and into the future. Owner financing helps you get top dollar for your property... make sure you can get top dollar for your paper in the event you or your heirs ever need to sell it. You want the strongest possible investment, dont you?
Copyright 2009 Dawn Rickabaugh - Note Queen 4
If youre a buyer, you need to know the various ways you can acquire property without having to qualify for bank financing. You also need to understand how to protect yourself, and be ready to handle the objections sellers might have in extending terms to you. If you get stuck, hire me. I guarantee that it is possible to get better terms than you ever dared believe you could ask for. Sophisticated investors, including many of my clients, are doing it every day.
BEFORE YOU CREATE A NOTE, READ THIS ONE!

This publication is intended for information purposes only. It is distributed with the understanding that the publisher shall not be liable for any losses, claims, debts or demands related to this publication. The publisher is not offering legal or accounting services. Laws, rules and regulations vary from state to state, and readers are advised to consult with their attorneys and accountants before buying or selling property or paper.
Can I offer seller financing if I already have a loan on my property?

Yes! If youve got good underlying financing, and youre willing to leave it in place for the next buyer, you can offer owner financing. But thats illegal, isnt it? Im surprised when people tell me this with conviction. If there is underlying bank financing, it may be a breach of contract to transfer title to the property (which gives them the right to accelerate), but its not illegal, except in Michigan.
If it was illegal to wrap underlying financing, then Im quite confident that CARs (California Association of Realtors) legal documents would not include this option on the Seller Financing Addendum. The banks position is still secured by a deed of trust or mortgage, and is often more secure, as the new owner is often much more capable of maintaining the payments than the person who sold the property simply to get out from under payments that had become oppressive for them. That said, since 1985, Michigan has had legislation penalizing licensed persons (Realtors, title companies, etc.) from participating in transfers that attempt to circumvent a DOS (Due-On-Sale) clause. Title companies will usually insure a Subject-To or Wrap, but stipulate exclusions to coverage and require that lots of disclosures are signed by all parties. So, there may be some legal ambiguity. If we polled 100 attorneys, some would say its illegal (because of the one states precedent), but many would say that its not. You should get your own legal advice and ultimately, only do what youre comfortable with. When there is underlying bank financing, I believe you may want to consider using the Title Holding (Land) Trust. So . . . whats good underlying financing? If the loan that you are paying on is a low, long-term, fixed product, then you have good underlying financing. An example would be a 5.5% 30-year fixed. That means your interest rate is low and fixed at 5.5% (it will never increase, even if interest rates go through the roof), and its long-term (you have this loan for the next 30 years . . . you dont have to pay it off for a very long time, or refinance because of a balloon payment in 3 years).
When you are leaving existing financing in place, you will either use a: wrap (AITD - All Inclusive Deed of Trust), lease option, contract for deed, or title holding (land) trust Which strategy you use will depend on the deal and how much risk tolerance you have. Well go over this more in the section on Various and Sundry Owner Financing Strategies. When most people hear seller financing, they usually think of carrying a small second after the buyer gets a regular loan. A 2nd note and deed of trust is the difference between the buyers down payment, and the loan they are able to qualify for. For example: Sales price: Down payment: Bank loan 1st: Seller carry back 2nd: $350,000 $20,000 $280,000 $50,000
This can work (unless the bank wont let another loan be recorded against the property), but if youre the seller, you just need to understand that this is strictly a gamble. If you get your payments on the note, great! If you dont, then just know youre probably going to walk away. It wont be worth the money or hassle to keep a large 1st current while you foreclose on a small 2nd, unless were in a rapidly appreciating market (which, um, news flash . . . were not).
For this reason, a small 2nd like this will have absolutely NO VALUE in the secondary market. This means you wont be able to sell it for cash . . . OK, maybe $1, but thats tops. But it can still make sense, because whats the alternative? If you dont grant this buyer a $50,000 2nd, then youll fall out of escrow and be hanging out on the market again for who knows how long waiting for another buyer, or youll have to do a massive price reduction. Sure, there are risks to selling and carrying a 2nd, but there are also . . . Risks of NOT selling: extended DOM (days on market) - how many more mortgage payments will you make waiting for the next buyer? the risk of further depreciation in the market (triggering more price reductions) renting it out instead, accepting a negative cash flow and the fact that youll have a lot of repairs to make after your tenants are gone inflation - in my mind its not a matter of if, but when. Sure you can hang out for the perfect buyer in the perfect market and get your price, but your dollars will be buying you less and less, so the sooner you sell for a fair price, the better. In fact, selling for less NOW can ultimately give you more VALUE than selling for more LATER. So, taking back a 2nd can be an acceptable risk, because at least you have the chance of collecting the equity you want.
What is seller financing and how does it work?

Ok, down to the basics. I guess on the surface, it could sound like seller financing is where the seller of a property goes out and gets a bank loan and gives it to the buyer so they have the cash to buy the property, but NO, thats NOT what seller financing means (although there are strategies well talk about later that almost seem like that). When you own a property, you either have a loan against it, or you dont. If you dont, then you own your property free and clear. (And by the way, congratulations! You may be interested in the chapter about deferring capital gains). If your property is worth $200,000 and you own it free and clear, then you have 100% equity, or $200,000 in equity that you could potentially loan to a prospective buyer. If you have a 50% LTV (loan-to-value) loan against your property (i.e. a $100,000 loan on your $200,000 property), then you have 50% equity, or $100,000 in equity to loan.
Your EQUITY (and/or your existing financing) is what you can potentially loan to a prospective buyer.
That is how you, as the seller/owner, are providing the financing (terms). So, instead of having the buyer go out and get a bank loan, you become the bank. You will take a down payment from the buyer AND receive the
monthly payments from the buyer as they pay you for your property in installments (little bits at a time). Thats why seller financing is also known as an installment sale . . . the buyer is paying for your property in monthly installments (plus interest). This is why the IRS (according to IRC 453) allows you to defer capital gains when you carry paper. Because you are collecting the payment for your property a little at a time, Uncle Sam says, OK, since you are playing nice and only getting a little of your equity back at a time, well play nice, too, and only take our capital gains a little at a time. That way, most of your equity can stay working for you. If you take an all cash offer, then you may have a hefty capital gains bill to pay. What if its $200,000? Ouch! That $200,000, if left at work for you in the property, even at 6% could make you an additional $12,000 a year in interest! Hey, dont knock it! Thatll buy you a cappuccino and a nice bottle of wine every day for an entire year! Lets put this another way . . . Take out your deed of trust (if you have a loan against your property) and look at it. It identifies a Trustor, a Trustee, and a Beneficiary.
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If you own the property, then you are the Trustor. The Beneficiary is trusting you to pay back the money they lent you, but just in case you dont, they will have the Trustee repossess the security=collateral=your property to satisfy the debt. A title company is usually listed as the Trustee. This entity is responsible for foreclosing on the property on behalf of the beneficiary if you, the Trustor, quit paying according to the terms of your promissory note. They are the Trustee for the Deed of Trust which contains a Power of Sale clause that allows them to sell your property at a Trustees Sale. The Beneficiary is the lender, the entity that made a loan against the property, the originator of the promissory note secured by a deed of trust against your property. When you offer seller financing, then you put on a different hat. Instead of being the Trustor, you play the role of the Beneficiary. You didnt lend the Trustor (the buyer that now owns your property) money, but you lent them your equity. And if they dont pay you your remaining equity according to the note(s) as promised (promissory note), then the Trustee will foreclose and give the property back to you (if you pay them a nice chuck of change to do it, of course).
Story time:
A cute little old couple owned a commercial building down the street from my house. They had run a travel agency business out of it for over 25
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years, but one day as we passed it to get our afternoon coffee, we noticed a handwritten sign on the back door that said: FOR SALE BY OWNER. My partner needed an art studio, but we knew we would never qualify for a commercial loan, and that we needed the property to carry itself (with a mortgage at home and 4 kids to feed, we didnt need another expense). But what could we lose? I picked up the phone and called John. It was like negotiating with my grandparents. They were so kind and polite, and Patricia always wore a purple knit hat and kept trying to give me old magazines shed collected (One day Im going to proudly sport a little purple hat and play lead guitar in a rock band). The best part about it was that they insisted on carrying paper. I couldnt have enticed them with all cash or a juicy bank loan if Id wanted to. They wanted to play the role of the juicy banker.
Seller financing was a major part of their retirement plan.

They owned the property free and clear, and they wanted 20% down and would carry at 7.5%, amortized over 30 years, due in 15. They placed a 25% pre-payment penalty on it for the first 10 years so I couldnt pay the loan off early, because if they got paid off early, they would have a big capital gains liability, and it would defeat their reason for carrying paper in the first place. At the time, bank CDs were paying all of 2-3%, so the strategy made a lot of sense. Ultimately, they took 15% down, and carried at 3.75% for the first 18 months, and 7.5% thereafter.
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Heres what it looked like: Sales price: Down payment: Interest rate: Term: $370,000 $50,000 3.75%, then 7.5% amortized over 360, due in 180
First note and deed of trust: $320,000
Monthly payment: $1,481.97 (first 18 months, $2,206.28 thereafter) So, they got $50,000 down and now they get $2,206.28 every month from me, which is basically their pension fund/retirement plan. I guess thats lucky for them, because if theyd have had their nest egg in the stock market like many people did, theyd have lost half of it by now, and be wondering where their next TV dinner was going to come from. If theyd have sold for all cash, theyd have paid about $70,000 in capital gains, and had $300,000 to stick in a bank CD at 2.5%. Lets see: Principal: Interest rate: Monthly interest: $300,000 2.5% $625
Instead they only paid about $12,000 in capital gains, had enough money left over from the down payment to pay off the remaining mortgage on their home, and they get $2,206.28 per month instead of $625. Not bad. And its worked perfectly for us, because we collect $2,950 a month plus utilities from the downstairs tenants in the building, so all were left with covering is the insurance, about $350 a month. Thats much less than we would have paid just trying to rent an 1,100 sqft art studio somewhere.
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Now, Ive got the property up for sale, because it wont be long before all the kids are out of high school, and were planning our escape. Im offering it as a sale-lease-back, because we still need to use the upstairs unit for another couple of years, but Id like to increase my cash flow from the property and reduce my exposure to potential vacancy if my tenants ever decide to call it quits. But remember that pre-payment penalty? And guess what? I have no intention of paying capital gains right now. So heres the current description on my listing: Owner will carry. No bank financing needed. Beautiful 2-story commercial building in the heart of Temple City. Close to Seafood Village, between City Hall and Chase Bank on the north side of the street. There is approximately 2,500 sqft on the first level, with the remaining 1,100 on the second level. Owner is looking for a sale-lease-back, intending to retain leasehold of the 2nd level for approximately 3 years. Seller must carry, terms flexible. Open to lease option, contract for deed, or partnership in a title holding (land) trust to preserve existing tax basis and defer capital gains. Heres how the deal could end up looking if we use the Title Holding (Land) Trust: Purchase price or MAV (mutually agreed value): $947,000 Down payment or Initial Contribution: $150,000 Remaining amount: $797,000 Interest rate: 7% Term: amortized over 240, due in 60 Monthly payment (lease payment): $6,179.13
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So, instead of the building just barely carrying itself, we could pocket $3,972.85 each month instead ($6,179.13 minus the $2,206.28 I owe to my grandparents). The buyer would cover taxes and insurance, maintenance and repairs, and worry about any potential vacancies. And out of that $150,000 down payment, I wont pay a lick of capital gains. I wont pay any taxes until the trust is terminated 5 years from now, and even then, I may decide to 1031 exchange my beneficial interest in the land trust for another like kind investment for 100% deferral of capital gains and depreciation recapture. That sounds kinda nice. The deal could be put together a hundred different ways, so itll be fun to see how it comes together. (Ill talk more about the Land Trust in a later section).
Am I offering seller financing for the right reasons, or because I have a bruised ego?
Because owner financing can be such a powerful tool for getting top dollar in any market, sometimes sellers go that route, even when they shouldnt. They are so attached to getting a certain dollar amount for their property, they can lose sight of the big picture. Thats why I could have entitled this section:
So Youre Stuck on Price - Lets Have a Heart to Heart

(AKA: Life Coach Moment) Obviously, I love seller financing and real estate notes, and any nontraditional way of closing real estate transactions. Ive almost made it a point of personal religion to avoid institutional financing.
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Owner financing is a great way to maximize price point, but is price always the most important thing? Is offering seller financing just to get the highest possible price always the right thing for people to do? No. Some people need to get top dollar because they have very little equity. They owe almost as much as their property is worth (or maybe even a little bit more), and theyre trying to avoid a short sale and/or default. They at least want to take a stab at preserving their credit. Some people own their properties free and clear, and are carrying paper as part of their retirement strategy. While they obviously want the most money possible, monthly cash flow and deferring capital gains is the most important conversation. Some people need top dollar because, literally, the property represents their life savings, and they need to salvage every penny they can out of it. (And if thats you, make sure you REALLY structure the transaction carefully so you can sleep at night and eat more than cat food the next morning.) And some people want to offer seller financing just to get a price thats stuck in their heads, because they dont want to lose money. Their egos just wont allow them to take a loss. They dont want to look silly, feel foolish or play the part of a chump. Its these people that I want to chat with for a moment. Or maybe Ill just tell you a quick story . . .
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Story time:
Harvey and Hedwig heard about what Id done for Heinrich (youll read about him later), and contacted me for help with their million dollar property in the Seattle area. Six years previously, they had purchased a beautiful 5 acre estate, and had been pouring love and cash into it ever since. A year before they flew me up for a consultation, Realtors had pegged the value of their home somewhere between $1.2 and $1.5 million. Now, the numbers were coming in below a million, and it was just more than they could stand. So, they decided that they would hire me to set up a seller financing transaction so they could maximize the price they could get for the property. Great! Im all over that! Because they had attractive underlying financing in place, I knew I could safely put a deal together for them using the Title Holding Trust, or just wrapping it if the risk of acceleration was tolerable. While I was up there, my objectives were to: Talk strategy (theres a lot to explain to people about the title holding trusts and seller financing in general) Interview Realtors to help them choose the right one (we needed a professional comfortable with non-traditional financing) See the property and take photos for an internet flyer and blog I even took my video camera to create a home spun virtual tour to capture the magic of the place, share the feeling of being there, and tell the story of the people and property behind the transaction But during the course of my 2-day stay, I got to know more about them than Id become aware of even after several phone conversations. I learned
a lot more about why they were selling, and what they hoped theyd be able to do once the property was sold. And thats when I knew we needed to have a Come to Jesus talk . . . Heres what I discovered that made me talk them out of using my services as a seller financing consultant: they both wanted to be out of the rat race, and both were contemplating major life transitions. Harvey wanted to go live in Spain. He wanted the freedom to live in a tiny apartment without air conditioning, and just immerse himself in the language, the culture, the people, the food . . . the simple goodness of living and being. Hedwig wanted to start teaching yoga while rehabilitating their Palm Springs home. Neither of them wanted to be tied to having to make a certain amount of money each month. Although Harvey had always made good money in his business, it just didnt inspire him any more . . . he was ready for a whole new chapter in his life. And what would most make them feel like they could safely make these life transitions? Money . . . a big chunk of money in the bank. So why then, I asked them, Would you accept a relatively small down payment ($100,000) and carry paper on your house just to push the purchase price closer to a million than $900,000? After closing costs, that would only give them about $40K in the bank . . . not exactly the kind of money that would set their minds at ease. It would be almost impossible for them to throw themselves at their new adventures with complete abandon.
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Yes, theyd have monthly cash flow, but what if something went wrong? What if the buyers got laid off from Microsoft or Zillow and couldnt make the payments? Then pretty soon that positive cash flow turns into negative cash flow, because the underlying bank loan, taxes and insurance would still have to be paid. And what if the defaulting buyers hadnt taken good care of the place? What if they had let the landscaping dry up? Then there would be money to spend and repairs to make just to put it on the market again, and will the market be better at that time, or possibly worse? And what if something catastrophic happened? What if a hot air balloon crashed into the house? It would be hard to recover that thinly won equity. The potential for loss is too great with only a 10% down payment, and it just wouldnt be worth it, especially when their whole way of life could be compromised. It would be a different story if the equity tied up in the property didnt represent such a significant amount of their net worth. If they just listed and sold at $900,000 to a regular buyer, then they would have closer to $250,000 in the bank . . . now that starts to sound a little better. It sounded to me like selling for $900,000 to a conventional buyer who could qualify for traditional financing would meet their true objectives better than getting $1,000,000 a little at a time. But that ego thing is a tough one. It can spew out all sorts of arguments that tempt you to trade in your dreams for shallow satisfactions and the promise of just a little more money. It rambles on: But it was worth $1.2 just last year, and I dont think the market has fallen that far, and I dont want to just give the property away.
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The ego likes to believe that there must be some conspiracy going on, that the real estate professionals providing comparable market data must be sitting in dark alleys, calculating ways to rob him of his just rewards. I went on to torture him with an especially annoying line of questioning . . . And what would it mean if you were to give the property away at $900,000? Well that would mean that someone is taking advantage of me. And what does it mean if someone takes advantage of you? Well, that means I wasnt very smart . . . that I was naive and incompetent. You know, the last property I sold increased $200K in value after I sold it . . . Im not going to be that stupid again. I vowed I would make up for that loss with this property. Now, you sold your business at the top of the market a couple of years ago, right? I mean, you couldnt have timed that sale any better, could you? No, I hit that one just perfect. I could see the trends that were coming, and I sold just before the economy started tanking. So in one instance you hit the top of the market and sold for top dollar, and in the other, you didnt. So one transaction made you feel like a genius, the other a total failure. And thats what most of us do . . . we let the profits we make or lose directly determine our sense of self worth. We act like suffering a financial loss is a
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shameful, dark family secret . . . dirty laundry that must be buried in some corner of the collective subconscious until some future generation airs it out and sets it free. Harvey just had too much baggage attached to his property, and it was compromising his ability to make a sane decision. He was spending a lot of time and energy (and he was willing to risk everything) just to avoid taking a loss, because somehow that would be conclusive evidence that he is indeed a dunce. But check this out . . . did he really ever even take a loss? His last property he bought for $500,000 and sold for $650,000. A couple of years later, the subsequent owner sold it for $850,000. So naturally, Harvey logged that in as a $200,000 loss when in reality, he made a $150,000 profit. He bought their current property for $600,000, they put $200,000 into it, and now the market says its worth $900,000. But instead of feeling like hes sitting on a $100,000 profit, he insists that hes taking a $300,000 loss because he could have sold it last year for $1,200,000.
Whew! Why do we do these kinds of things to ourselves?

All Im saying is, be willing to ask yourself some tough questions, and take a good hard look at what it is you really want to experience next in your life, and try not to get attached to the numbers. If youre not sure youre making the right decision, hire me to make you uncomfortable and ask you questions that will help ensure youre in alignment with your highest good. Protect your quality of life at least as fiercely as you protect your profits.
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Various and sundry owner financing strategies

There are several owner financing strategies to choose fromthey rest in front of you like dabs of paint on an artists palette. The brush you pick up and the color you choose to stroke across your canvas will determine whether youll end up with a masterpiece that will hang proudly and fit perfectly in your living room, or a bad craft project youll end up wanting to shove your foot through. Putting together an owner financing transaction is an art form. There are an unbelievable amount of factors that must be accounted for if all parties are to be properly educated, satisfied and protected, now and into the future. And its impossible to list all the variables. Every transaction is unique. Thats why consulting with someone who understands real estate, as well as real estate notes, along with a pinch of financial planning will REALLY make a HUGE difference in how your deal turns out. [And it helps to choose someone who can act as a life coach (who may perhaps make you a little uncomfortable) and help you get at the root of what it is you really need, not what you think you want.] OK, so lets talk briefly about the major strategies out there: 1. Installment Sale (Seller Financing) 2. The wrap or AITD (All Inclusive Deed of Trust) 3. Subject To 4. Title Holding (Land) Trust 5. Lease Option or Lease Purchase 6. Contract for Deed (Sales Contract/Land Contract)
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1. Installment Sale (Seller Financing) I think weve covered this quite nicely alreadyno need to waste any more space. Im mainly thinking of those properties that have no existing financing (the owner owns them free and clear), or the situations where the buyer gets a bank loan for as much as they possibly can, and then the seller carries back a 2nd. Pretty straight forward. The deed is transferred to the buyer upon close of escrow, just like in a regular sale. The next two are just variations of the installment sale. 2. The wrap or AITD (All Inclusive Deed of Trust) This is where the seller has existing financing on the property that he intends to leave in place. Hell take the down payment and create a note that is larger than, and which incorporates, the existing note. The new financing wraps around the old financing like the flesh of an olive around its pit. This is easy to do with private notes, especially if theres no DOS (Due-OnSale) clause. Remember the example in the beginning? I was talking about the commercial building I have for sale that has an existing seller financed note on it. If I wanted to wrap the underlying financing, I could, and heres how it could look: First note: $797,000 (wrapping a $320,000 note) Monthly payment: $6,179.13 (wrapping a $2,206.28 payment) My monthly cash flow would be $3,972.85. If you have existing financing that contains an alienation (due on sale) clause, as most conventional financing does these days, you may get away with a wrap, you may not.
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The bank will eventually find out that a title transfer has occurred, and when they do, they may do nothing, or they may decide that their reserves are uncomfortably low and decide to call in everything they can. Then, things will get complicated if the financing cant be easily replaced. A wrap is easy and cheap, but I wouldnt do it if any of the parties to the transaction would be financially injured upon acceleration. If youve got cash or a rich and generous relative, then dont worry about it. If the loan gets called, you can just pay it off. If you cant afford for anything to happen to the underlying financing, then youll want to consider using a Title Holding (Land) Trust. Its not a panacea, but gives you the strongest defensible position from which to negotiate. P.S. A wrap/AITD is a great way to solve a Mortgage Over Basis problem when it comes to capital gains on an investment property. You just have to get the underlying lender to provide you with a written waiver promising not to accelerate the loan. And rememberany time theres a wrap, you must have a neutral 3rd party service the note(s) to keep everybody honest! [Review pages 5 & 6 to remind yourself of issues related to Wraps and Due-On-Sale clauses].
3. Subject To Please dont try this at home. A subject to purchase option actually used to be included in the official CAR (California Association of Realtors) documents years ago, but it confused everyone, so they eventually removed it.
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And I dont think theres ever a reason to use it as a seller (if youre a buyer, all the benefits are on your side with none of the risk). It leaves a seller wide open and without recourse if the buyer quits making the payments. How do I know to avoid this like the plague? Because I used this once, and although everything turned out all right in the end, it was too stressful along the way, and at 46, I just dont need another reason for grey hair and wrinkles. Im in that, Do everything to hang onto my youth, mode, and reducing stress is part of my plan. Subject to is when the buyer buys a property subject to the existing financing. They take over making payments on the loan that is already in place, and if theres extra equity, then the buyer also makes a monthly payment to the seller on a 2nd note and deed of trust. If the buyer is on the up and up, then everything works out. But if the buyer/payor stops making the payments, how long will it take you to find out, and what are you going to do? You cant foreclose to regain possession unless he stops paying on a loan he owes you. Your name is on the bank loan, but you cant get control of the property, which wont make you very happy, unless you have nothing to lose and you were ready to ditch the property anyway. Even if you intend to give the buyer the advantage of the balance and terms of your existing loan, still do a wrap (or consider the land trust idea). Youll have more control. You can make your wrap identical to the terms of your original loan if you dont have any equity. OKso that wraps up the conversation to this point. In each of the above examples, title is transferred to the buyer at close of escrow. In the following strategies, title is not transferred to the buyer until a later date.
4. Title Holding (Land) Trust The Illinois Title Holding (Land) Trust is a revocable, inter-vivos, beneficiary-directed trust that is accepted in most parts of the country (works very well in 39 out of the 50 states), and is a great asset preservation tool. There are all sorts of professionals from MLS CEOs to attorneys that contend that the trust concept is illegal and fraudulent (when intended to ultimately transfer ownership), yet there are many attorneys and brokers who support and put these transactions together on a regular basis. I know of a Keller Williams office that is routinely working with land trusts for their investor clients on a massive scale. Yet because of the hype, (and the fact that some investors have used them inappropriately), you may have a bit of a challenge finding a title company that will insure the transaction. Youll have to do a little research, and approach them in just the right way. You can be fraudulent with anything and everything, but if your intent is asset preservation and all parties are dealt with ethically and honestly, then there is no evidence the title holding trust is going anywhere soon. Too many politicians benefit from it! (Did I say that out loud?) The benefits of the Title Holding Trust usually include: Asset preservation & privacy of ownership Powerful and simple estate planning Defer capital gains (and depreciation recapture) until the trust is terminated (anywhere from 1 to 20 years) Under most circumstances, a beneficial interest in a land trust may be exchanged for other like-kind real property without recognition of gain or loss under the IRCs Section 1031
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Best defense against a lender exercising a due on sale clause on residential (1-4) properties Eliminates exposure to foreclosure Be able to evict a defaulting resident beneficiary according to tenant law Reduces the risk of taking a small down payment, (or providing a private loan where the LTV is higher than youre comfortable with) Protection from litigation, creditor judgments, tax liens and probate issues Preserve tax basis (property is not reassessed in some states) Acquire an interest in real property with a small initial contribution In some cases, freezes the sellers equity until some point in the future when housing has begun to appreciate again (the seller has a chance of collecting perceived equity at some point in the future instead of writing it off completely right now because of market conditions) Retain an equitable interest in the property when the buyers bank wont allow you to record a 2nd seller carry against your property When writing about land trust practice for the Illinois Institute for Continuing Legal Education in 1974, attorney Henry W. Kenoe wrote: No arrangement of legal interests could have attained the popularity and wide usage accorded the land trusts unless its applications were practical and responsive to the needs of those dealing in real estate interests. Extensive discussion of land trust applications are found in: Department of Conservation v. Franzen, 43 III. App. 3d 374, 356 N.E.&d 1245, 1 III. Dec 912 (1976). These discussions indicate that the land trust (Title Holding Trust) offers multiple advantages not available otherwise in a less complex and simplified form.
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As recently as 1994, attorney F. Bentley Mooney, Jr. wrote an article in the well-respected Commercial Investment Real Estate Magazine: Protect Your Assets With a Land Trust. There are ways to put a trust together cheaply, especially if youre simply taking title in the name of a trust and youre going to remain the sole beneficiary. But, if you have a multi-party trust where unrelated beneficiaries are coming together, then its worth the price to have someone help you engineer it. There are numerous points of negotiation that most people are not aware of (until its too late), and you absolutely must work with a company that pays attention to evolving case law. Youve got to know you have the maximum protections incorporated into your trust documents. Unfortunately, there are some proponents of the trust out there that are a bit cavalier in their approach, somewhat careless in implementation, and making promises and guarantees that they probably should not be making. If there is existing financing being left in place for the benefit of the beneficiaries, then youll want a neutral 3rd party handling bill paying, so all parties know that the financial obligations are being taken care of. Many private investors are willing to make attractive private money loans, especially if theyre using self-directed IRAs, when the subject property is being held in the title holding trust. (P.S. You can also buy discounted notes through your self-directed IRA.)
About the due-on-sale clause:

FDIRA 1982, better known as the Garn-St. Germain Act under Title 12 USC Sec. 1701-j-3, allows lenders to enter into and enforce loan contracts
containing a Due-On-Sale clause. There are a few exceptions to this that the Title Holding (Land) Trust takes advantage of: Granting of lease-hold for less than 3 years that does not involve an option to purchase, and Transfer into an inter vivos trust in which the borrower is and remains a beneficiary. To be fair, there is debate as to whether Garn-St. Germain is the prevailing legal force, because it expressly allows another governing body to interpret and administer it. Garn-St-Germain (e)(1): The Federal Home Loan Bank Board, in consultation with the Comptroller of the Currency and the National Credit Union Administration Board, is authorized to issue rules and regulations and to publish interpretations governing the implementation of this section. According to conversations with friend and mentor, David Butler That governing body has made their interpretations in The Code of Federal Regulations, which operates as force of law under the Administrative Procedures Act of 1946; therefore, 12 C.F.R. PART 591, Sec. 591.5 (1) (vi), appears to be the statutory law on the matter, as things presently stand. 12 C.F.R. PART 591 basically purports that Title Holding (Land) Trusts will not be effective at getting around the Due-on-Sale clause, but it is also quite ambiguous and contradictory: The legal argument available to us is that the C.F.R. version of the inter vivos trust preemption to the DOS clause is unreasonable and clearly
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ambiguous, whereas Garn-St. Germain is unambiguous. That fact that the C.F.R. version is self-contradictory and nonsensical in application would seem to present a strong defense in proper use of the Title Holding Trusts. Such a defense is not available to LLCs, lease-options, land contracts, wraps, or subject-tos, so when we use the Title Holding (Land) Trust, we are still ahead of the game when done properly. David Butler
Part of done properly means using the trust primarily for asset preservation and estate planningas an investment strategy, and not for the sole purpose of hiding from or getting around the banks.
What does all this mumbo jumbo mean?

The Title Holding (Land) Trust is one of the most powerful tools out there, but you absolutely want the right people putting your trust together for you to assure its validity so itll keep protecting you year after year. The Process: 1. The property seller (Settlor) vests both legal and equitable title of the property with the Trustee of a land trust to be created, and subsequently 2. Transfers a beneficial interest in the trust to a Resident Beneficiary (the Buyer) upon mutually agreed terms and conditions of the principal parties (which usually involves a financial contribution or down payment) Right of possession, management of the property, as well as the right to rents, issues, profits and proceeds of sale or mortgage financing are vested in the Beneficiaries The rights, privileges, duties of the Beneficiaries are NOT considered interests in real estate, but characterized as personal property (chattel)
Anatomy of the Transaction
Property Owner/Seller (Settlor)
Corpus Property
TRUSTEE of Title Holding (Land) Trust
Benecial Interest in the Trust with Power of Direction
Rights of Occupancy (Lease)
Settlor Beneciary
Resident Beneciary Resident Beneciary
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The Trustee has no duties or powers other than to execute deeds and mortgages or otherwise to deal with property as directed by the Beneficiaries, who have Power of Direction Power of Direction (a property interest separable from the beneficial interest), provides the possessor with ability to direct the Trustee in how to deal with the property 3. A Beneficiary Agreement is drafted between the parties 4. The Resident Beneficiary (Buyer) leases the property from the Trustee through an Occupancy or Lease Agreement.
Quick Story:
Remember I promised to tell you about Heinrich? You know, Harvey and Hedwigs friend? Well, Heinrich owned a very expensive second home in Palm Springs. He paid $2.5mil and put another $500K into it. And then the market happened. And instead of it being easy to make that $16,000 a month mortgage payment, it was strangling him. So, he put the house on the market for $2.9mil with a very good agent. Several months and several price reductions later, it was still sitting unsold, the listing was about to expire, and Heinrich was heading for foreclosure. At that point, when he had nothing to lose, he was finally ready to let me advertise an alternative strategy. I explained that we would use the Title Holding Trust to help preserve his excellent financing ($1.7mil @ 6.75% fixed) to make the transaction feasible. I worked with his agent so we could coordinate, and she was cooperative and familiar with the Title Holding Trust.
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We ended up finding a Canadian buyer who was very satisfied to pick up an interest in this property without new bank financing (which would be almost impossible for him to get), and Heinrich turned a pending foreclosure into a positive cash flow of almost $3,000 per month. And the agent squeaked out a commission that she was getting ready to lose, so she was thrilled!
Another One Take II:

I want to share another quick story that illustrates how the Title Holding (Land) Trust helps owners of high-end luxury homes preserve their equity (get the highest possible price) at a time when prices are dropping, properties arent appraising, and even great buyers cant get loans. Everyone knows that you cant defer capital gains on your primary residenceall you get is the $250,000 or $500,000 homeowners 121 exclusion, right? Wrong. The Title Holding (Land) Trust is a powerful, unique way for sellers of highend primary residences to defer capital gains. Structured properly, the seller will have the option of exchanging their beneficial interest in the trust for like-kind property (which includes any typical real estate investment). Heres the scoop: Seller on the market for over 2 years without any offers. Listing price started at $2.5 mil, now its down to $1.6 mil, and still no offers,
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except for someone who is willing to agree to a $1.4 mil value, but cant get bank financing Seller bought the property for $650,000 Existing loan: interest-only $1 mil fixed for 4 years at 5.65%, then adjustable after that If seller wanted to sell at market value today to someone who could get a loan, hed have to reduce his listing price to $1 mil, because the property wouldnt appraise for more than that right now. In the last 18 months, only 2 listings closed over the $1 mil price point in his area. This would mean he either has to bring in money to close, or do a short sale. So, in order to Preserve his $400,000 of equity (equity that doesnt really exist at this point in the market), and to Defer capital gains on a primary residence ($1.4 mil less $650,000 = $750,000 in taxable gain, less $500,000 homeowners exclusion = $250,000 in taxable gain, which would mean approximately $62,500 in tax liability), and To get out from under payments that have become oppressive for him in the safest possible way, without exposure to foreclosure. (He was paying $7,000 per month and he had already bought another $2.3 mil property to live in... he was carrying 2 jumbo mortgage payments! Ouch!) To make the deal even more attractive and doable, the investor/buyer gets the benefit of the existing property tax basis, which is much lower than if she were closing on the property conventionally.
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In order to achieve these benefits, the seller was happy to put the property into a Title Holding (Land) Trust: MAV (mutually agreed value): $1,400,000 Investor/buyer initial contribution: $150,000 Buyer leases property for $7,500 /month, which covers $7,000 ITI (interest, taxes, insurance) and agrees to have the extra $500/month go towards principal reduction for the protection of all beneficiaries Trust term: 10 years (can be terminated earlier by mutual written consent). By then, it is hoped that either the property will have appreciated so that the investor/buyer can refinance the property and get title in their own name, or sell it to another party for a price greater than $1.4 mil. At that point, the seller (settlor beneficiary) can exchange his beneficial interest in the trust for another like-kind property to continue to defer all of his capital gains. 5. Lease Option or Lease Purchase A lease option is simply where the tenant buyer gives the owner option money up front for the right, but not the obligation, to buy the property at a specified price some time in the future. The tenant buyer generally pays more each month than a regular tenant would, and usually a portion of each monthly lease payment is credited towards an eventual down payment if they decide to purchase. The lease option violates a lenders due-on-sale clause, so if they found out, a bank could call any underlying financing. A lease option (if an option fee is taken or rent credits given) can lead to an inability to evict a defaulting tenant.
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Such a tenant in default can claim having Equity in the property, and in so doing, force a judicial foreclosure process versus an eviction. This can afford him/her months of free rent while the litigation rages on. As well, terms can be changed on a whim relative to buy-out provisions, repairs, equity credits (rent credits), etc.: all requiring extensive, expensive, legal action to rectify. An issue to be careful of if youre the buyer is that the Lessor, who may own several properties (some of which might be upside down) could very well end up in bankruptcy. If they do, the property you have put down option money on could be yanked out from under you by the BK trustee to satisfy the Sellers/Lessors creditors. 6. Contract for Deed (Sales Contract/Land Contract) This is essentially a Lay Away Plan. The propertys legal title is relinquished to the vendee (buyer) only after all debt has been paid off: i.e., there is no legal ownership of the property until its completely paid for. The CFD is a direct violation of a lenders due-on-sale clause; there is no means for eviction; the vendee (resident/buyer) holds an equitable interest in the property, allowing only for foreclosure, ejectment and quiet title in the event of a breach of contract. Further, any parties creditor liens, lawsuits, judgments, marital dispute litigation and tax liens attach to the property, and the death of any party throws the property into probate. And because title is still in the name of the seller/vendor, they could potentially encumber (place more loans on the property) without the knowledge of the buyer/vendee. Additionally, the CFD no longer helps the seller defer capital gains. ****************
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Of all these, I recommend the regular ol Installment Sale (in some instances a typical wrap) or a Title Holding (Land) Trust.
Make the most out of advertising Owner Will Carry

There are lots of good buyers out there that just cant get a loan for one reason or another, so when you advertise Owner Will Carry, you greatly expand the pool of potential buyers for your property. Loans are harder to get, especially on jumbo residential and commercial (and small business), so when you take the financing dilemma out of the equation, your chances of quickly closing a satisfactory transaction greatly increase. If a buyer doesnt have to worry about jumping through a hundred hoops trying to qualify for bank financing, then theyre going to be very excited to talk to you. Well, if they cant qualify for a bank loan, are they really good buyers? Maybe, maybe not. But what about all those people who have ruined credit because of a divorce, or a credit card dispute, or a foreclosure because they got stuck at the top of the market with one too many investments? Are these bad buyers? Not necessarily. A low FICO doesnt always mean you should avoid business with these people. You just have to be smart about it. Sellers are turning to non-traditional methods of closing real estate transactions because they just need to to get their deal closed, or they are doing everything they can to get the highest possible price for their property, and its a good strategy. But I contend you should advertise
Owner Will Carry even if you dont intend to carry the financing for a buyer, because you will attract a lot more attention = more potential buyers = a quicker sale at a potentially higher price.
Another Story:
I helped a successful contractor buy a good rehab fixer in a great neighborhood, but before he could start his project, his finances got stuck. Workers Comp came in and froze all of his assets for several months. By the time hed completed the upgrades and repairs and actually got on the market, it had turned, and hed lost approximately $100,000 in potential profits. So, of course, now hes just trying to break even and price point is all hes thinking about. I knew he had excellent long-term financing that he could potentially leave in place for the next buyer, so I advised him that because he was so attached to price, he should probably offer terms. Hed done a great job rehabbing the property, it was clean and showed extremely well, but he needed to pull out all the stops. There are tons of books out there on how to stage, prepare and market your home, but rarely do sellers realize that advertising Owner Will Carry, No Bank Financing Needed, is often the most powerful way to make a property more attractive and provide an edge over the competition. He eventually succumbed to my cajoling. Even though his first choice was to get a buyer with conventional financing, he agreed to let me advertise Owner Will Carry when I listed his property, not because he wanted to, but because he could. Ive found that this type of advertising will usually double the amount of interest that I get on a property.
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We made OWC a focal point of the advertising with yard signage, in the MLS description, and on Craigslist and other internet sites. I also talked him into listing below $500,000. He was dead set on getting $550,000, but the comps showed me it was probably only worth about $515,000. I told him if he listed at what he wanted to get, then he would languish on the market with all the other unrealistic sellers and end up losing even more money as he chased the market down. Once again, he listened to me, but only after I hit him over the head with his own cave man club several times. Additionally, I urged him to treat the sale of his property like an auction to create bidding fervor. For several days he basically lived at the property showing loads of prospective buyers and their agents his handiwork. We told inquiring minds that we wouldnt be reviewing offers until Friday of the following week, and advised everyone to simply submit their best offer. Within a week, we were sitting on 25 written offers. We countered them all and were in escrow at a purchase price of $549,000 after only 10 days on the market. And he didnt end up carrying. He accepted a conventional cash-to-newloan offer which allowed him to liquidate his position and walk away, clean and simple, with all of his money. There was no way that would have happened if he had listed for $549,000 . . . probably not if he had listed for $525,000. And advertising OWC definitely got us some extra phone calls and foot traffic.
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How can you have the best chances of selling quickly for the highest possible price?
Offer seller financing (even if you really want a cash buyer) and make it a major focal point of your advertising: Sign riders in the yard: Owner Will Carry, or No Bank Financing Needed, or Special Financing Available Make sure your agent features the special terms in the description area of the listing that will get picked up by consumer sites (you need to choose an agent who understands owner financing intimately) Create nice internet flyers that get uploaded to all the home sites, including Craigslist Create a mini blog for your property with lots of pictures, information, and its history, and maybe even... Shoot some video. There are expensive virtual tours you can pay for, but lots of times, something personal and authentic is more effective. People emotionally relate to stories, so tell the unique story of the property, and the people who are selling it. Viral video is rapidly becoming one of the most powerful ways to market. List low. List at least 5% below what you expect to get (the seller above went into escrow at 10% above asking price in 10 days) Make sure your property looks good. Stage it and make sure it smells and feels good. Create auction type fervor by having a compressed showing season where prospective buyers rub elbows. You might want to have refreshments, and possibly even an appraisal and home inspection sitting out for them to peruse. And tell everyone to simply submit their best offer for review at a later date.
How to avoid 7 deadly and common mistakes when you carry paper
Deadly Mistake #1: Take a small down payment, or none at all Gosh, isnt it amazing the price you can get for your property if you dont ask for a down payment? You can make owning a home cheaper than renting if you want to! Its OK with me if you take a small down payment to sell quickly for the price you want . . . just dont be offended when I offer you a small price for your note, or I tell you I can only buy a partial, or that I cant buy it at all. Why? Because the risk of default is so high. If things got tough, it would be too easy for the buyer to just walk away, because they dont have enough skin in the the game. And actually, if they can no longer afford the payments, then it would be wonderful if they would just walk away. But normally, they dont. They wait for you to foreclosure on them. In California, that can take anywhere from 5-18 months, in other states it can take 2-3 years . . . ouch. Sure, youll get the property back, but after how many missed payments, and after how many legal fees? And will the property be trashed, and/or will the market be even softer when you finally have possession again? Accepting a small down payment all too often translates into financial loss . . . theres just not enough of a financial buffer if something goes sideways. Its like sitting on a porcupine and wondering why youre not feeling so cushy and cozy.
Take the largest down payment you can get. Getting a 20% down payment will greatly reduce the statistical likelihood of default (and make your note much more valuable). Remember when thats what it took to buy a property? A 10% down payment is usually acceptable for an owner occupied single family residence (O/O SFR). A down payment creates Protective Equity. Protective equity protects the seller (note holder) from financial loss if the buyer (note payor) defaults. The larger the down payment, the greater the instant equity a buyer has. Think of a down payment as the layer of cream on a fresh cup of milk. The thicker the layer of cream, the richer and tastier it is (and the more youll have to fight your brother for it). If you get a 20% down payment or more, then youll have a note thats worth holding or selling. Itll be rich and tasty, and note buyers will fight each other for the chance to buy it (which translates into a higher price/ smaller discount, right?). If youre going to take a small down payment, youll want to find a way to reduce or eliminate your exposure to foreclosure (or the risk that a note buyer will have if they buy your note). Perhaps youll want to create two notes instead of one, or use the Title Holding Land Trust to avoid foreclosure altogether. There are some very innovative ways to structure transactions to maximize both real and paper assets. Sophisticated investors are using these strategies every day.
Deadly Mistake #2: Dont ask for the buyers SS# and dont run a credit report, (or, if youve actually done these things, try to lose the credit application and report so its unavailable to give a prospective note buyer). There have been a few times Ive been able to offer a really good price for a note, just to have the deal fall apart because the note holders couldnt come up with social security numbers for the Payors. The investors out there that will pay the most for your note (ask you to take the smallest discount) will want you to have a Social Security number on the buyers (note Payors), and theyll want their FICOs to be 620 or above. There are note buyers out there that will buy your note even if you dont have the buyers SS#, but theyll probably be offering you a LOT LESS for your note. And even a great note by all other accounts will be hard to sell if the Payors credit scores are low. Its almost impossible to sell a note where the FICOs are coming in below 600. Why? Because, statistically speaking, the lower the credit score, the greater the chances that the buyer (note payor) will default.
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Have the buyer provide their SS# by filling out a credit application (1003) and signing it, run credit, and if it doesnt come back above 620, run from the deal, unless . . . There are always ways to compensate for the risk of lending (your equity) to a buyer with poor credit, but still, its a tough conversation with credit scores in the 500s. If youre going to do the deal anyway, be sure to take a larger-than-average down payment, and be willing to season your note for a year or more. If you hire me as your personal underwriting department, I will make sure you minimize risk, and have a note you can sell at the earliest possible moment for the highest possible price. And even if youre not thinking of selling your note, dont you want a strong investment that doesnt have you addicted to Milk of Magnesia? Dont you want to leave a good asset to your heirs and beneficiaries? Putting your transaction together in a way that will make your paper (note) valuable on the secondary market, will automatically assure you that youve placed yourself in the most powerful position possible, no matter what happens down the road. It provides the most flexibility long term. If the down payment is small, and the buyers credit scores are low, then I HIGHLY RECOMMEND that you consider using the Title Holding (Land) Trust. (But only if you dont plan on cashing out. You cant sell a beneficial interest in a trust the same way you can sell a note).
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Deadly Mistake #3: Lose the original note The original note is the green stuff, its the currency, its the thing youre selling; its a negotiable instrument. A copy just wont do! The original John Henry (signature) of the Buyer/Payor, even if its not very attractive, fluid or sophisticated, is the silver lining in your paper. Losing the original note is akin to committing Original Sin all over again, and do you really want that on your conscience? Wont you have enough to worry about on Judgement Day? And it kind of makes sense, doesnt it? Would you be able to pay your mortgage by sending in a nice photocopy of your check to Bank of America? Or the Federal Government? (Wait, they dont own all of the real assets in the country yet, right? Sorry, got ahead of myself). I was recently working with a probate attorney in Los Angeles who was liquidating an estate holding a $500,000 seller carry back note, secured by a commercial property. I was able to offer the estate more than the Payor on the note was offering, so we were ready to open escrow, but none of the heirs/beneficiaries could find the original note. And that put the estate/note holder in a very awkward position. The Payor could potentially cause problems if he found out and wanted to contest the loan. So, instead of alerting the Payor that they couldnt find the original note and asking him to sign a new one, (which he probably would have refused to do) they just decided to go the path of least resistance and let him refinance them off at a lower price than they could have gotten if theyd had all their ducks in a row.
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Keep your ORIGINAL note in a safe place And while youre at it, place all the other important note documents right alongside it: copy of the deed of trust or mortgage buyers credit application (my customized Seller Terms Application collects more relevant data than a 1003, but a 1003 will do) buyers credit score escrow instructions escrow closing statement/HUD-1 settlement statement title insurance (you should have a lenders title policy) hazard insurance documents (youre the Loss Payee, right?) If Im buying your note, I want to be the legal holder of the note, so I need the original note in my possession, and the note properly endorsed to me: For value received, Pay to the Order of Dawn Rickabaugh and it must be signed and dated by the Note Seller. If the original note is in my possession, and is properly endorsed to me, then I am a holder-in-due-course, which gives me some substantial protection should any legal issues arise. In some cases where the original note cannot be found, you can purchase a bond, but its expensive. In essence, a third party company may be willing to insure the payment on a note that cant be located, but theyll charge you through the nose for it.
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Deadly Mistake #4: Make the interest rate on the note nice and low Its tempting to offer a low interest rate to entice a buyer to give you a fat, juicy price for your property. Its OK if that gets the job done and youre happy with it, but you just have to know that you are writing in the discount you will ultimately take on your note. Dont write a seller financed note at 5%, amortized over 30 years, and then get offended when a note buyer offers you .60 cents on the dollar. Theyre not being mean or predatory, its just the natural consequence of how you structured your deal. Perhaps youre happy making 5% on your money . . . if so, great, sit back and collect those payments! But no experienced note investor will buy a note at a 5% yield. Theyre going to want a minimum of 11-12%. There are only 3 companies in the country that want to buy a 5% note at face value, and none of them are going to buy a seller financed note. There is usually no reason to give a borrower, who may not even be able to get a conventional loan, the same kind of low rate they could get with the best bank loan out there. This only benefits the borrower. There may be a way to create more than one note to meet client objectives . . . one that is meant for sale, one that is meant for long term holding. Each situation is entirely unique and has its own set of possibilities and limitations. To customize a solution for your particular situation (and if youre a Realtor, to C.Y.A.) hire me to take a look.
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Charge at least 2-3% more than the market rate If youre going to take back a note (especially if you want it to be worth something on the secondary market) charge the highest interest rate that you can, without violating usury laws, of course. Sellers will say, The buyer said they could get 5.25% from Bank of America, so I gave them 5%. Why would they ask you to carry the financing if they could get 5.25%? They probably couldnt, and even if they could, you should charge a premium (more than the going rate) for the ease of the financing youre providing and the closing costs youre saving them. So, if a typical buyer can get a 6% 30-year-fixed down at the local bank, then you should shoot for at least 8-9%. This not only gives you a fair return for the service youre providing and the risk youre taking, but also greatly decreases any discount that you will take when you go to sell your note. But sometimes, buyers have you over a barrel. Theyll say, Take it or leave it . . . if you wont give me the terms Im asking for, Ill go to the next desperate seller hanging out there on the market and get what I want. Its not that charging a low interest rate is bad, or the wrong thing for you to do, you just have to go into the deal with your eyes wide open and know what you really need, now and into the future.
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Deadly Mistake #5: Create a short-term balloon Because of the Time Value of Money (TVM), which says that money to be received sooner is more valuable than money to be received later, it can seem like putting in a 5 year balloon is a good thing. No need to wait 30 long years for payoff, right? In previous markets, this made a lot of sense. The market was going up, and financing was cheap and easy to get. It was simple to refinance. But now its a different story, isnt it? A balloon only adds value to a note when theres a clear and obvious exit strategy, which means easy, available and cheap financing laying around for the Payor to scoop up (or evidence that they have the cash to pay it off). So, you have this balloon . . . whats going to happen 5 years down the road if property values have decreased? What if interest rates are high? What if something has happened to the buyers (Payors) credit score? They probably wont be able to refinance and pay you off, so now youre stuck with either restructuring the note, or foreclosing and taking the property back. Most note buyers these days buy a note with a balloon anticipating that theyll end up restructuring the loan and extending the repayment period, which decreases the return (which means theyll need to buy it at a steeper discount than you would normally think, based on the calculations of your nifty little HP). To ensure that the Payors have the best chance of being able to refinance when the balloon is due or sooner, make sure theyre working on improving their credit score.
Fully amortize your note over the shortest time period possible . . . Can the buyer afford a 15-year amortization? Or a 20? When a note is fully amortized (meaning its completely paid off by the end of the term), we dont have to worry about the buyers future ability to refinance a balloon payment. If youre going to ask for a balloon, push it out to 7, 10, or 12 years. The longer we have for the real estate and credit markets to stabilize, the better. Investors will think . . . OK, things are not great now, but Im pretty sure in 10-12 years the market will have recovered and well be in a better situation. By then, this Payor should have no trouble refinancing, especially since the principal balance on the note will be a lot smaller. Another idea is to ask for Stepped Payments. This is where the interest rate remains the same, but the monthly payment due from the buyer increases by a certain amount or percentage every year. This leads to a faster pay down of the loan balance. Stepped Payments also provide seniors, who are often on fixed finances at retirement, a stream of income that helps them deal with inflation, and the reduced buying power that their money will have with each passing year. P.S. Avoid interest-only loans . . . no one wants to buy them!
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Deadly Mistake #6: Fail to include a provision for late payments and a due on sale clause to your note A couple I talked to recently had a one year old note that they were trying to sell. Not only were the terms of the note difficult to understand, but it failed to include a late payment charge, and didnt have a due on sale clause. But yes! they insisted, see right here in the escrow instructions? It definitely states that the late payment fee for missed payments is 6%. Well, its comforting that you had great intentions, but apparently escrow failed to incorporate your instructions into the note documents, and you didnt notice! Oops. [HEADS UP: escrow companies, title companies, real estate professionals, accountants and attorneys do not always know much about putting together a strong note and calculating the numbers correctly; and unless they regularly buy and sell notes in the secondary market, (even if they can accurately print out amortization schedules), they usually do not understand the financial significance of how the transaction is engineered. Thats why working with an owner financing or note professional will save you thousands.] Without a late payment provision, you have no way of covering yourself for financial losses when you have a Payor that regularly pays late. Without a due on sale clause, the property could be sold and you could be receiving payments from someone you havent had the chance to underwrite (determine if theyre a good risk or not). Also, what if interest rates are higher? Wouldnt you like the chance to improve your return?
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Make sure your note includes a late payment fee, and make sure the note and deed contain the due on sale (acceleration or alienation) clause. Youll have to check with the guidelines in your state, but usually a 6% late fee with a 10-15 day grace period is acceptable. Put the due on sale clause in both the note and security instrument (deed of trust or mortgage). It might sound something like this: If the trustor shall sell, convey or alienate said property, or any part thereof, or any interest therein, or shall be divested of his title in any manner or way, whether voluntarily or involuntarily, without the written consent of the beneficiary being first had and obtained, beneficiary shall have the right, at its option, to declare any indebtedness or obligations secured hereby, irrespective of the maturity date specified in any note evidencing the same, immediately due and payable. Also, if its permitted by law, include a prepayment penalty if youre trying to defer capital gains and dont want to be paid off early. Generally things are more regulated for residential properties that serve as the Payors primary residence. Its usually easy to enforce a prepayment penalty on investment and commercial properties. The Deferred Sales Trust is also a great way to defer capital gains without an exchange and is popular for clients with highly appreciated assets.
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Deadly Mistake #7: Dont keep a careful accounting of the note payments you receive Lets pretend that you have a nice juicy note youre trying to sell . . . you got a 20% down payment from a buyer who had a 700 FICO, the loan amount was $100,000 at 12% interest. Fully amortized over 20 years, youre supposed to be enjoying $1,101.09 a month. Wow, isnt that great? Wouldnt you be able to sell that baby for a nice fat price? Cmon . . . with an average discount, someones looking to bag a 12% return, for heavens sake! Yeah . . . unless the payments dont come in on time. You could have a 42.9% interest rate, but it doesnt matter, the return is irrelevant if the money isnt flowing. When someone buys a note (or if you are holding a note for retirement income) the most important thing they want to know is how likely it is that future payments will continue to be paid as agreed. Most note buyers (the ones that will give you the best price) are not buying hoping theyll get a chance to foreclose and own the property. They just want a predictable return. Thats why payment history is so important to document. Now, if youve got a note thats in default, the only people who will buy it are the ones that wouldnt mind owning the property securing the note, and theyll ask you to take a really steep discount for rescuing you from the foreclosure scenario.
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Have a note servicing company service your note if youre too ADD to keep flawless records yourself. Document when the payments come in, keep copies of cancelled checks and bank statements so you wont have any trouble proving that youve got a performing asset.
And its really not a bad idea to have your note serviced by a third party note servicing company. Its not expensive, and your payment history is flawless, which is very handy when you go to sell your note. They also file any relevant documents for you, such as 1098s and 1099s. Any time theres a wrap, you must have a note servicing or escrow company to keep everybody honest!
Things that need to be in every note:

Origination date (should be the same date as the security instrument: deed of trust or mortgage). Date interest begins Date the first payment is due (and how often? Monthly? Quarterly?) Term and maturity date and/or the date a balloon payment is due and its estimated amount Principal amount of the note (face amount) Name of the Payors/Borrowers/Buyers Name of the Payees/Lenders/Sellers Location where payments are to be sent Interest rate Exact dollar amount of the payment to be made in each period or more if there is no prepayment penalty Attorneys fee clause (so you can be reimbursed for legal fees if you have to sue to enforce the terms of the note) More stuff you want in a note, especially if youre the seller: Late charge provision, usually 6% with a 10 day grace period Due on sale clause, so if the property is sold, you have the right, but not the obligation to call the loan (demand total payment) or renegotiate the terms of the loan Prepayment penalty (if you dont want capital gains - just check on the laws in your state. Sometimes a prepayment penalty isnt allowed) Most people sleep better if theyve had a note professional look over everything before the ink is dry. There are 3 major components to making sure a note is worth holding or selling:
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1. How the transaction is engineered 2. Core mechanical note details 3. Documentation needed to properly underwrite the buyer
Once I have a great note, how can I sell it?

The best way for me to get you the most accurate quote on your note is to have these documents in front of me: the note (crucial) the deed or mortgage (important) escrow instructions and/or escrow closing statement payors SS#s (and credit score if you have it) My fax # is: (626)451-0454 (or email me: [email protected]) [But please, save yourself some time. If youve posted your note on an ebay-type internet auction site, I wont be able to work with youbut I will pray for you. And if youre a note broker and want to work with me, then please review my policies.] Be gathering these documents as well: last 12 months payment history (bank statements, cancelled checks) proof of insurance with you listed as Loss Payee lenders title policy (if you didnt get this, youll have to pay for a policy in order to sell your note in most cases) Be thinking about how much cash you really need. Are you open to selling a part of your note? You will often have greater success with a partial.
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The discount will generally be smaller, and there are more buyers for your note. You can get some cash up front, but then still have payments coming to you down the road. Just something to think about. What I really appreciate is that you taught us that we could sell part of our real estate note. No one else gave us as many options as you did. You helped us get the money we needed without giving up too big of a discount. When I want to sell more of this note, youre the first person Ill call. Thanks a million. Dennis H. The discount required depends on many different factors. YOU ultimately determined the value and marketability of your note when you created it. Thats why its so important to consult with a note professional BEFORE you close the deal! There is no standard discount. The discount you will have to take when you sell your note depends on multiple factors: type and location of property, amount of protective equity, priority of the note (is it a 1st or a 2nd?), cost of dealing with a potential foreclosure, payment history, credit and financial strength of the payor, trends in the local real estate market where the security is located, trends in the national economy, yahdah, yahdah, yahdah Sellers who carry back paper (and the agents, escrow, title, attorneys and CPAs who advise them) often do not understand the secondary trust deed market. If there are lethal weaknesses in your note, or in the way your transaction was set up, then you probably wont have the option of selling your note at all. Just hang on and hope the buyer keeps making those payments!
Is the Note Queen a note buyer, or a note broker?

The answer is: both. I occasionally buy notes for my own portfolio (just like I occasionally buy properties for my own portfolio), but sometimes I function as a note broker, and I can do so in a couple of ways: 1. I can offer you a price for your note, OR 2. I can list your note, like a Realtor lists property In real estatethere are people who want to sell their property FSBO and find their own buyer and do their own paperwork. They take their chances getting into escrow with someone who might not be able to close, and they believe they are sophisticated enough to negotiate all aspects of the transaction, and keep themselves on top of all the paperwork and legalities. Alternatively, there are people who want a real estate broker to help them package their home for sale, find the buyer that will pay the most for it, and guide and protect them every step of the way. Statistics show that even paying a commission, most sellers net more by working with a broker, and the process is less stressful and cumbersome. In the note worldpeople who have notes to sell can do it FSBO. They can do all the research and dig through the maze of institutional and other buyers that might make a bid on their note. They can post their note on an ebay-type service and take calls and emails from hoards of buyers, most of whom have very little experience, and are brokers disguised as buyers. These FSBO note sellers take their chances getting under contract with someone who has the reputation for doing the ol bait-and-switch. (Get you under contract at a high price fully intending to reduce the offer after the due diligence process regardless of what they find.) Or theyll pull the plug entirely (not unlike banks just before close of escrow). Heres a gem from a 2009 interview with Clint Hinman:
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Clint: There are still a lot of companies out there that will price deals, but, if you look at what theyve acquired, if you could ever take a look into the books and see what theyre actually buying, youll find that they are pretending to still be a valid player in the industry. I wont mention names but I could list at least 5 companies like that right now that still advertise in the newsletters, still show up at all the conventions, send out marketing pieces to all these brokers nationwide, and havent bought a single note this year. NQ: Why are they doing that, Clint? Clint: Because theyre waiting for the market to get better and they dont want to lose their exposure in the meantime. It is true that the initial quote I give you for a note will have to be reduced if, during the due diligence process, I discover that you have intentionally or unintentionally misrepresented material facts, such as payors credit, value of property, etc., but the bait-and-switch people have a different agenda. FSBO note sellers will have to understand that they need to cover themselves in the area of recourse. (Do you want to be on the hook for guaranteeing the note payments after youve sold it at a discount?) Make sure you know how to read contracts if youre going it alone. Many find the note selling process foreign and overwhelming, and would rather pay someone they trust and enjoy working with a reasonable fee to help them understand the process, package their note, and find the buyer that will pay the most for it. These sellers often net the same or more than when selling FSBO, and definitely find the process much more palatable.
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[REALTORS, CPAS AND ATTORNEYS: you have a fiduciary responsibility to your client, why would you refer your client to a note buyer that is buying for their own portfolio? That might cost your client several thousand dollars. It is far better for your professional reputation to refer a client with a note to someone who will list their note to get them the highest possible price. There are many types of private and institutional buyers out there, and if you havent been around the block for a while, you dont know how to scare up the best price for a note, guaranteed.] When someone is selling a property, I educate them about their options and their ability to sell creatively and carry paper, thereby achieving their objectives more readily. When someone is selling a property, I educate them about their options and their ability to sell creatively and carry paper, thereby achieving their objectives more readily. When someone is selling a note, I educate them about the different ways they can sell a note. They can sell part of the note, or all of it. They can sell a payment stream, or just the balloon. They can sell half of each payment to raise the cash they need now and still have some money coming in. If it turns out that you arent able to sell your note, or the discount is just too steep, you can hire me to help you pursue alternativesperhaps theres something you just havent thought of. Many of the traditional buyers of privately held mortgages have tightened their buying requirements, making it difficult to get a quote on any note that contains so much as a freckle.
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They wont look at it if the face value of the note is higher than the value of the property (big problem these days), or if the Payors credit is below 600 (challenging), or if the Payor has missed even a single payment in 15 years. I can usually find a home for notes that others turn away. Call me: (626)470-3477.
The simultaneous note sale - myth or reality?

A simultaneous note sale, or simo, is when a seller carry back note is sold as soon as its created. The seller offers owner financing and creates a note for the buyer, and immediately turns around and sells that note to a note buyer the same day. That way the seller walks away with cash even though theyve offered terms. This strategy was popular and worked really well when everything was working well in the credit markets, including sub prime, option ARMs. Clint Hinman (Proficient Note Buyers), was kind enough to spend a few minutes on the phone with me and share his perspective on simos. Ill print part of that interview here. Its excellent, and Clint is one of the most honest, upstanding and generous leaders in the note industry today. NQ: So, whats the deal with simos? Theyve pretty much disappeared in the last couple of years, havent they? Clint: Well, the biggest difference between two to three years ago and today is who has the upper hand in the buyer/seller relationship. Right now, its a buyers market. Brokers of notes and sellers of properties no longer have the leverage they once had.
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When Mortgage Backed Securities were the rule of the day, these companies were starved for product. They were buying up anything and everything that they could buy. Simply put, there wasnt enough product just relying on oldfashioned seller financed notes that had been seasoned for 3, 4, 10 years. So the only way to get more product was to create more product. The simultaneous closing, although it wasnt necessarily created at that point, became much more prevalent because now these companies were pushing real estate investors to create the notes as quickly as they could. Theyd buy them fresh off the block, and push them into a security right away. There was very little risk of default while they held it because obviously they pushed them off into securities and somebody else absorbed the risk. And of course that was what was happening with more than just these simultaneous seller finance closings. This is what was happening with the sub-prime mortgages as well. In essence, you were just putting a bunch of hooey in a security, calling it Triple A, thanks to the rating agencies, and selling it to pension funds half a world away who had really no idea what really stood behind their securities. NQ: Okay, so now theres basically nobody out there doing simultaneous closings anymore . . . like nobody? Clint: Right. Theres no market for it, and most of the niche buyers that survived this latest debacle want seasoning. They want the borrowers to show that they have the willingness and the ability to make payments before theyll touch the note. NQ: For how long?
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Clint: It typically depends on the parameters of the note. With good credit, a really strong third-party-verified down payment and payment history, secured by a plain vanilla-type property, some will buy with as little as 1-3 months seasoning, but I will tell you that I just updated Noteworthys database of note investors . . . its called Direct Connect, and without exception, everybody asked that we remove simultaneous closings from the types of notes theyd buy. NQ: And for the buyers who are still out there buying them, it seems that the discounts are pretty hefty, arent they? Clint: They are. Again, its all a matter of credit, equity, or loan-to-value. Real estate investors that go into a property and pay $20,000 for it, do minimal fix up or rehab, and then sell it for $60,000 cant figure out why investors wont buy their note after 3 months. And its typically because the valuations on the property dont hold up because a Realtor and appraiser can see that it was sold just a few months earlier for far less than it was resold for. So, obviously note investors dont want to be caught holding the bag on notes secured by properties that are far over-valued from what theyre really worth. Most note buyers have a 12-month seasoning requirement on rehab-type flipper paper. Its separate from your traditional mom and pop America selling a property to maybe their renter. So, I want to point that out . . . rehab paper is looked at completely differently than your traditional seller financed note. [To get the entire interview with Clint as well as my 1.5 hour class, order Flip With Owner Financing. Its your updated road map and
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will save you thousands of dollars and many, many hours! Its a must-have for todays real estate investor.] **************** It seems like the mom and pop paper (after 1-3 months) can get somewhere between .70 to .80 cents on the dollar, starting with an 80% LTV (loan-to-value) note. If theres only a 10% cash down payment available from the buyer, it could be wise for the seller to create a 10% 2nd so they could preserve a little more of their asset. A note investor doesnt seem to want to be in for much more than 60% ITV (investment-to-value), so the smaller the note, the less of a discount the note seller will take. Selling a partial is also a great way to minimize the discount required. You may be able to do a true simo (a double escrow) with a local investor, but even so, they usually arent crazy about rehab paper. [In Southern California, Texas, Missouri and Georgia, I can sometimes put simos together . . . email me!] I know of local investors who have come together in their communities who ARE buying rehab paper after 3-4 months of seasoning (not the 12+ usually required) through their IRAs when a note professional is underwriting the transaction. They are happy to have their money out of the stock market, and making a solid, much more predictable return of 8-10% through investing in real estate and notes. Buyers are putting down at least 10% and demonstrate the ability to pay, and all investors are investing in the communities where they live, and this allows them to accomplish locally what would be impossible for a nationally based investment company.
These investors are the life blood of the economy, and I hope hyperactive regulators dont prevent them from providing home ownership to thousands of families who just cant qualify for institutional financing. Some Realtors are making seller financing their primary niche. They routinely profit from buyers that other agents dont know how to work with. If youre a real estate professional and you have past clients that carried paper on the sale of a property or business, (or clients that are in the process of offering owner financing right now) . . . lets talk. Chances are, your client may not even know they have the option to sell their note, and in this economy, people are looking for cash everywhere they can find it.
Story Time (Realtors, pay attention):

A guy found me on the internet not too long ago, and he wanted to sell his note. He had sold his landscaping business 3 months previously, and now wanted to free up some cash to invest in short sales. After we talked briefly about the mechanics of the transaction, I said, Oh, I wish wed had this chat before you closed, it would have made your note a lot easier to sell, and the discount a lot smaller. I asked my agent if he knew anyone that could help put the note together, and he said no! He was pretty exasperated at this point. Then when I got a copy of his closing documents, we discovered that not only was the transaction engineered poorly, but the note had errors to boot! The dates and numbers just didnt match up (remember what I said about escrow companies not always knowing how to craft a good note?), now Im
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not sure I can get a buyer for this note at any price! Additionally, the agent failed to make sure that they ran the buyers credit . . . WOW. If youre supposed to be the professional, dont let yourself look like a fool. You just might find yourself in a lawsuit down the road.
EXCLUSIVELY for Realtors . . .

QUIT WALKING AWAY FROM COMMISSIONS! You have listings you cant take Listings expiring unsold Sellers stuck on price Buyers (or properties) that dont qualify An escrow falling apart Especially on jumbo residential or commercial Become an Owner Financing Expert, or know when to hire one. You most likely have several ideas in your head about owner financing: its risky, my seller wont be able to get cash, its hard for me to get paid! Even if you know a lot about owner financing... If you don't regularly buy and sell notes, then you don't know how to create a note that's worth maximum value on the secondary market, because things are changing all the time. What worked last year, doesnt work this year, and that could cost your client thousands $$$. When a seller offers terms, they can still walk away with cash. If I'm involved in the underwriting process, I can sometimes buy the notes created immediately. There are many ways to use notes and private money to meet client objectives. Banks have whole underwriting departments . . . when your client is the bank on their own property, they need to hire a personal underwriter . . . thats me.
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If you have past clients that have carried paper, call them and ask them if they know they can sell the note to raise cash if they ever need to. Its an excuse to let them know youre still in business. To watch a video and download flyers for Realtors, visit: What You Dont Know About Notes is Costing You & Hurting Your Clients!
How To Avoid LifeThrottling Capital Gains

DOES ANY OF THIS SOUND FAMILIAR? I would sell my property, but I cant because... I refuse to pay all those capital gains . . . and I dont want to exchange into another property because Im tired of managing property and dealing with tenants. I need the income . . . this is my retirement! Its a bad time to sell . . . I wont get a good price. Ive got tenants/family members that dont pay me enough, but I just dont have the heart to raise their rent or kick them out. I want to give my children a good inheritance. Im leaving the rental properties to them . . . we already have a trust set up.
If you hear yourself in any of the above, (or you hear this from clients that wont give you the listing) keep reading. This section will expand your understanding, and give you more options than you may have previously thought possible. Many people have wisely invested in real estate over the years to achieve their financial objectives. Acquiring income-producing property is one of the best ways to create wealth. However, at some point, many people tire of managing their properties. They are tired of dealing with tenants and the necessary repairs. Perhaps health problems are forcing them to slow down. They want smart, safe investments that are less management intensive so they can relax, travel, and enjoy life. With Seller Financing, you can DO LESS and GET MORE, turning your best investment into an even better one. Seller Financing can turn real estate into a paper asset secured by real property. Structured properly, this is one of the safest, most coveted investments in the market today. BUT I DONT OWN INVESTMENT PROPERTY . . . SHOULD I STILL KEEP READING? . . . ABSOLUTELY! If you own nothing more than your own primary residence, this information can be extremely valuable when the time comes for you to sell. Ill address this more in detail later on, but for now, lets get started! And for you real estate professionals, youve got to become more than a salesperson . . . youve got to become a TRUSTED ADVISOR to your clients. If you dont tell them about deferring capital gains when theyre selling investment property, you could lose your license (at least thats what
I heard from an agent in Colorado . . . gotta at least mention a 1031 exchange, for heavens sake, but why stop there?) Why not prove how invaluable you are as an information resource to your client? THE BEST WAYS TO DEFER CAPITAL GAINS There are actually many strategies for deferring capital gains . . . several exit strategies when disposing of real estate that help you escape a massive tax bill and maximize your income for retirement: Installment Sale - (Seller Financing) Title Holding (Land) Trust 1031 Exchange Deferred Sales Trust Lease Option or Lease Purchase I wont be talking about the last one, because I do not recommend them as a general rule. You can get the benefits of a Lease Option without the risks through the Title Holding (Land) Trust. And lets face it . . . when were dealing with your retirement income, we cant afford to be sloppy. The Installment Sale and the Title Holding (Land) Trust both help a property seller GET TOP DOLLAR, because you are offering terms. When buyers dont need a loan from a bank to buy your property, then there are more of them fighting for it, which pushes price up. The 1031 Exchange and the Deferred Sales Trust require a buyer to pay all cash, or to be able to get a bank loan. Many times this means that you will not get the highest price for your property, but youre free and clear of it.
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Installment Sale - (Seller Financing)

In case you skipped to this section about capital gains without reading the first part, Ill briefly recap seller financing here. Seller Financing is when a seller becomes the bank (the beneficiary) by acting as a lender to finance all or part of the sale of their own property. The seller is literally carrying back, or carrying paper, on the property being sold. Instead of a buyer giving the seller a down payment and getting a loan from a bank for the rest, the buyer gives the seller the down payment AND the monthly payments. The seller receives payments according to the terms agreed to in a Promissory Note, which is secured by a Deed of Trust (in California) against the sellers property until the note is paid off. Seller Financing applies to all types of real estate: homes, land, mobile homes on land, apartment buildings, condos, office buildings, farms, commercial, industrial, and warehouse properties to name a few. WHY WOULD ANYONE CARRY BACK PAPER? Many people (including professionals) mistakenly believe that only desperate sellers agree to carry paper and finance the sale of their own property. While it is true that some sellers (who would rather have all cash) carry the
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financing just to get their property sold in a rough market, many sellers use Seller Financing ON PURPOSE! HERE ARE SOME OF THE BENEFITS OF SELLER FINANCING: Defer capital gains Get full market price and close quickly by offering terms Have twice as many buyers interested in your property Get a good cash down payment now Collect hassle-free monthly income for years Your note is secured by a property you understand and whose value you know Sometimes you get more each month than you could collect in rent Never worry about dealing with tenants or maintaining the property Pay no more property taxes or insurance Lets face it . . . federal capital gains will probably be going up. For this reason, more and more people are looking for ways to avoid paying them. When someone in California sells a non-owner-occupied investment property (or a high end luxury home) they will have to pay a 25% capital gains tax. For example, someone who makes a $400,000 profit on the sale of their rental may immediately owe the government $100,000 right off the top. OUCH!!! Historically, many people have used the 1031 Exchange. They can defer 100% of their capital gains indefinitely using this technique, moving from one type of investment property to another.
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But a 1031 Exchange can be complicated, and a lot of sellers just want out of real estate all together. They just dont want another property to deal with. According to IRC 453, the Installment Sale (Carrying Back a Note through Seller Financing) allows you to defer capital gains as well. You only pay capital gains on the amount of principal you collect each year. Because you are receiving the payment for your property in installments (a little at a time), the IRS allows you to pay your taxes in installments (a little at a time). You will pay capital gains on the down payment you receive, and then on the amount of principal you receive in each subsequent year. Many people think that they need all cash when they sell a piece of property, but do they? Some do, some dont. What most people need, more than a huge pile of cash, is income. If you had enough income on a regular basis, would you need a large chunk of change all at once? Carrying the financing does not mean you cant walk away with cash at the close of escrow. Many people dont need all of their cash out, but they usually want enough to cover closing costs, and maybe a few thousand to buy a new car, pay off credit cards, or put a new roof on their primary residence. If Im involved in the underwriting, I can find the perfect solution to meet both sellers and buyers needs. Make sure to read the section on the 7 Deadly Mistakes and Smart Tips in previous chapters.
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NEVER WORRY ABOUT DEALING WITH TENANTS OR MAINTAING THE PROPERTY When you use the Seller Financing technique, you become the banker, not the owner.
As the note holder, you will never receive a phone call from tenants, or have to worry about replacing the roof. MANY PEOPLE ARE CONCERNED ABOUT LEAVING A GOOD INHERITANCE Maybe theyve promised to leave certain properties to each of their heirs, and have even set up a trust. Owners who are worried about leaving a good inheritance behind often do not consider what a great asset a note is, especially one that is secured by a first deed of trust. It is just as easy to leave a note to heirs as it is to leave them a piece of real estate. Notes can be held in a trust just like property is.
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In fact, a note can be a superior asset depending on the person doing the inheriting. Instead of inheriting something that needs to be managed, they simply inherit a hassle-free stream of monthly income, that they could sell in whole or in part when they need extra cash.
BUT WHAT ABOUT MY TENANTS? Many property owners wont sell because they are concerned about their tenants and dont want to displace them. Sometimes family members live in the rental, often paying far below market rents. Even when owners are struggling financially, they are often reluctant to raise rents or kick these low-paying tenants out because of the emotional repercussions. These owners often feel trapped by the situation. What can they do? If you feel protective of your tenants, (you cant bring yourself to raise rents or evict them), there is still a way to sell and get the some of the benefits youre looking for. CALL ME. HEY . . . WAIT A MINUTE! I DONT HAVE INCOME PROPERTY, AND YOU PROMISED THAT I WOULD GET SOMETHING OUT OF READING THIS . . . Lets say youre ready to sell your primary residence. You dont have the same capital gains concern (unless the value of your property greatly exceeds your home owners exemption). Is Seller Financing still something you should consider?
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WITHOUT A DOUBT! If you own your property free and clear (or have great underlying financing) you can use Seller Financing to sell your property quickly, for full price, regardless of market conditions. In these times, everyone should evaluate their options for carrying paper. The market is still good for flexible sellers! For high-end LUXURY residential properties, home owners can still get slammed with capital gains. Some are getting around this by using the Installment Sale, the Deferred Sales Trust, or turning their primary residence into an investment for 12-18 months before selling. Then they get the best of both worlds: home owners exemption AND the ability to do a 1031 Exchange with the rest of it through proper use of the Title Holding (Land) Trust.
Title Holding (Land) Trust

The Title Holding Trust may very well be THE BEST vehicle for acquiring, holding and transferring an interest in real estate. Please refer to page 26 for more information. More than a simple land trust, this is an asset preservation and estate planning system. Heres a reminder of the advantages: Its like the Installment Sale, only better Never worry about foreclosure; simply evict a defaulting resident beneficiary Get privacy, safety and legal protection Get the highest possible value from an investment partner because youre offering terms
Its quick and easy (you can often close in 21 days) Defer 100% of your capital gains until the trust is terminated Sometimes you keep the existing tax basis Protection from litigation, creditor judgments, tax liens and probate issues Reduces the risk of taking a small initial contribution Freezes the sellers equity until some point in the future when housing has begun to appreciate again (the seller will get their equity at some point in the future)
Retain an equitable interest in the property when the buyers bank wont allow you to record a 2nd seller carry against your property)
The Title-Holding Land Trust (based upon the well-known Illinois Land Trust) is accepted throughout the United States. This revocable, inter-vivos, beneficiary-directed trust may arguably be the best possible means of real property asset preservation and estate planning. The land trust is unique in that a propertys legal and equitable titles are vested in the trustee, rather than in the owner of record. The land trusts beneficiaries remain fully in control of the property and the actions of the trustee. When there are multiple (unrelated) beneficiaries in the trust, the property and its title become virtually immune to tax liens, creditor judgments, lawsuits and charging orders. Even the IRS cant touch a property in a cobeneficiary land trust. THE TRUST TRANSFER SYSTEM INCLUDES: 1. A simple Land Trust
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2. An Assignment of Beneficiary Interest 3. A Beneficiary Agreement 4. An Occupancy Agreement (i.e. a tenancy agreement whereby a co-beneficiary leases from the trust, versus holding a title interest in the property) 5. A Power of Attorney from a non-participating beneficiary to the party handling the management of the property. When combined, these documents effectively afford a would-be buyer all the benefits of home ownership, including income tax deductions in most instances. The Title Holding Trust System gives a seller who is willing to leave his equity (or his existing financing) in place a quick, easy and safe method of disposing of the property, while also giving a buyer virtually 100% of the benefits of ownership. The trust system provides the seller an excellent means of AVOIDING: Immediate capital gains taxation Hefty capital gains on high-end residential properties Hanging out in a dead market with a stale listing when properties arent selling Risky seller carry back scenarios (like Lease Option and Contract for Deed) The hassle of becoming a landlord with negative cash flow (OUCH!) Tenants who will destroy your property A states withholding tax if the trustee is a corporation (at least in California)
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The 1031 Exchange

WHAT IS A 1031 EXCHANGE? Section 1031 of the Internal Revenue Code allows you to dispose of certain real property and defer the payment of your federal, (and in most cases), state depreciation recapture and capital gain income tax liabilities by exchanging the real property (relinquished property) for qualified use "likekind" property (replacement property). IS 1031 EXCHANGING A NEW CONCEPT? NO. Section 1031 of the Internal Revenue Code was first introduced in 1921. The purpose or intent behind a 1031 exchange is to encourage you to reinvest 100% of your net proceeds into like-kind replacement property when you sell qualifying property. WHAT ARE THE BENEFITS OF DOING AN EXCHANGE? 1031 exchange transactions are one of the last remaining strategies available to defer the recognition of capital gain and depreciation recapture income taxes on the sale or disposition of qualifying property. Usually, when you sell your investment property you will trigger Federal and state capital gain and depreciation recapture income taxes, which will leave you with much less to reinvest. This makes it extremely difficult for you to trade up in real estate value, increase your cash flow and ultimately your net-worth when you have to recognize and pay these income tax liabilities.
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By completing a 1031 exchange you can defer your capital gains and depreciation recapture and keep 100% of your proceeds from the sale of your investment properties available to reinvest in other like-kind replacement properties, especially to trade up in value and improve your cash flow. But youll need an all cash or cash-to-new-loan offer, so youll have to be ready to sell at a lower price than you could get if you were using one of the powerful Owner Will Carry strategies like the Installment Sale or the Title Holding (Land) Trust. For more info, and to get an illustration of how this could work for you, please click here.
The Deferred Sales Trust

The Deferred Sales Trust (DST) is a product to consider using when you want the benefits of an installment sale defer capital gains get monthly income for retirement without the risks of carrying paper. Youll never have to worry about having to foreclose if the buyer defaults, because the buyer brought you cash (or cash to new loan) to acquire your property. Your monthly payment is not secured by the property or business, but by the trust itself, which consists of a portfolio that you help define using standard investment vehicles.
You dont have to trust the buyer to pay you, you have to trust: 1. The money managers (you may choose your own) 2. Wall Street and the economy not to collapse entirely The Deferred Sales Trust takes over where the Private Annuity Trust left off. This strategy is gaining popularity among those who have highly appreciated assets, or assets that would be hard to exchange, such as business interests. An average transaction deals with $2.4 million in gain that needs to be sheltered from a direct capital gains hit, but should be considered any time there is a gain of $100,000 or more. We are currently working on a trust worth $44,000,000. Investors selling business + real estate (such as a dental practice) commonly use this vehicle. Heres the anatomy of the transaction: seller sells his property to a trust managed by a third party company on 100% seller carry installment note trust lists and sells the property conventionally (getting cash or CTNL from the buyer) trust pays seller with a payment contract called an installment contract paid over an agreed period of time (up to 20 years). The returns are usually 3-6%, possibly higher if you define a more aggressive, risk tolerant portfolio with your advisor when the trust is set up. Deferred Sales Trusts are drafted pursuant to IRC 453, the same as the installment sale in the seller financing scenario. The capital gains tax is realized or triggered, but not recognized or paid (not until the seller starts
receiving the payments, and even then capital gains are only paid a little at a time). You need to price your property to sell. If youre not going to offer terms through an Installment Sale, or through a Title Holding (Land) Trust (which helps maximize price point), then youll have to be very realistic on price. Get an illustration of how the DST would work for you in your particular situation: Deferred Sales Trust Illustration
Wrapping It Up
By now I hope you feel empowered to get what you need and want regardless of market conditions. This is a time of unparalleled opportunity, and you have optionsits about being informed and choosing the strategies that work best for you and the other parties involved in your transaction. I help regular buyers and sellers get the benefits usually reserved for seasoned and sophisticated investors who spend thousands on seminars and have been investing for years. Im always developing materials for real estate professionals, note brokers, buyers and sellers that will teach them how to become Owner Financing Experts expertise that the market will increasingly become desperate for. Visit Note Queen Store to see what Ive got available, and watch for the upcoming membership/training site: www.OwnerFinancingClub.com
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Im increasingly being asked to train people in the note businessto help them learn what they really need to know in a fraction of the time, for a fraction of the cost. I occasionally do free FAQ (frequently asked questions) calls and Id love to have you join me on Facebook (search for Note Queen: Owner Financing Strategiesand when you get there, LIKE it for heavens sake :-). Were just starting to build our community! People are learning the Dance Between Property and Paper. Note finders/brokers are discovering more ways to use and profit from the power of the note business. Sellers are increasingly looking for Realtors who understand owner financing, so make sure youre networking here! (That means, leave a comment on the wall so you show up!) To your success, now and always, Dawn Rickabaugh (Note Queen)
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APPENDIX
Wowwhat a time to be alive. Things are certainly not boring! If youre not paying attention, this is a time when your most basic of rights will slip right out from under your nose. There is quite a mess in the aftermath of the banking crisis because the government has felt compelled to fix things. Ug. How does that make sense when they and Wall Street helped create the mess in the first place? But its kind of convenient, because when something disastrous happens and people are scared and hurt, they usually roll over and give up basic rights and agree to larger governmentperfect time for a major power grab. Besides The SAFE Mortgage Licensing Act (which has already become law) there are several bills in the process of being passed, in fact, several versions of several bills, some of which are downright contradictory, so its an incredibly confusing time out there, even for attorneys good at following this stuff. The SAFE Mortgage Licensing Act The Housing and Economic Recovery Act of 2008, signed into law on July 30, 2009 (HERA), constitutes a major new housing law that is supposedly designed to assist with the recovery and the revitalization of Americas residential housing market - from modernization of the Federal Housing Administration, to foreclosure prevention, to enhancing consumer protections. The SAFE Act is a key component of HERA.
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The SAFE Act is designed to enhance consumer protection and reduce fraud by encouraging states to establish minimum standards for the licensing and registration of state-licensed mortgage loan originators and for the Conference of State Bank Supervisors (CSBS) and the American Association of Residential Mortgage Regulators (AARMR) to establish and maintain a nationwide mortgage licensing system and registry for the residential mortgage industry. HUD Doesnt sound bad, does it? Not until you realize theyve potentially lumped small time owner financing in with all the mortgage activities regularly engaged in by large brokerages and lending institutions. Hey, lets regulate everybody while were at it! Fun times! Funny thing is, the large institutions seem to be exempt from the licensing requirements curious. Before we go any further, you DO NOT have to worry about the SAFE Act/licensing when youre offering terms to someone when you are selling: Your primary residence A residential property to a family member A residential property to someone who will use it as a rental or vacation home Non-residential property You are allowed to owner finance up to 9 residential properties every 36 months (3/year) without worrying about licensing Unless . . . these are the basic federal parameters as I understand them at this point, unless the state in which you are doing business has implemented even tighter restrictions and guidelines than required of the federal government. (This happened in Colorado). Youll have to research
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your own particular states version of the SAFE Act as, so far, state law controls, and not enough time has elapsed for court cases to define how the regulations will be implemented, and whether or not they are even constitutional. If youre an investor and youve used up your 9 freebies, the SAFE Act suggests that you have to be a licensed mortgage originator (LMO) to sell your residential property with seller financing to someone who intends to use the property as a primary residence. Youd think at the outside they would say, OK, if youre going to carry paper on multiple residential properties, then you need to have a LMO (licensed mortgage originator) negotiate the terms and put the appropriate paperwork together for you. Not so. Technically, as the federal regulation stands, the owner of the properties has to be licensed; however, in some states (Texas, for instance) theyve got the state entities to formally grant this concession. Investors can still offer owner financing to families who cant get bank loans if they run their deals through a LMO. Many attorneys agree that this is adequate compliance with the SAFE Act across the board. So, what about the people who have acquired a small portfolio of properties over the years, and have planned all along to sell with owner financing in order to defer capital gains and create healthy retirement income? Heres more from HUD: Notwithstanding the broad definition of loan originator in the SAFE Act, there are some limited contexts where offering or negotiating residential mortgage loan terms would not make an individual a loan originator. The
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provision in the definition that loan originators are individuals who take an application implies a formality and commercial context that is wholly absent where an individual offers or negotiates terms of a residential mortgage loan with or on behalf of a member of his or her immediate family. State legislation that excludes from licensing and registration requirements an individual who offers or negotiates terms of a residential mortgage loan only with or on behalf of an immediate family member will not be found to be out of compliance with the SAFE Act. Personally, based on the commercial context mentioned by HUD, if I were selling off a small portfolio of properties (more than 3/year) I had acquired over the years, or had inherited through an estate, I wouldnt be concerned about the SAFE Act. If I wanted to be super conservative, I might have a LMO process the paperwork for me. Alternatively, I could possibly use the Title Holding Trust and get around the whole conversation altogether! For reference, the SAFE Act defines a residential property as any dwelling with 1-4 units, vacant residential lots (that could potentially be built into homes), mobile homes (this is throwing the mobile home industry into a tailspin), and even trailers (if theyre going to be lived in). Way to severely limit the accessibility of low-income housing! Imagine all those RV retailers who dont know theyre in violation of the SAFE Act when they sell a motor home to someone who might end up living out of it! Woohoo! What a ride. Some unfortunate (and hopefully unintentional) consequences of the legislation is that buyers who cant qualify for bank loans are going to have a harder time acquiring homes for their families.
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Banks wont finance them, and government is making sure its harder (at least more expensive) for investors to finance them. Nice. So is this really about consumer protection or government control? Hmmm. HR 4173 infected with HR 1728 virus The very pathogenic HR 1728 thankfully got tabled in the senate, but thanks to Dodd-Frank, some of it (albeit a less virulent strain) found its way into HR 4173 which passed and is waiting to be signed by the president. The former offending section of HR 1728 is now found in Title XIV of the joint bill : TITLE XIV -- MORTGAGE REFORM AND ANTI-PREDATORY LENDING ACT SUBTITLE A--RESIDENTIAL MORTGAGE LOAN ORIGINATION STANDARDS Section 103 of the Truth in Lending Act (15 U.S.C. 1602) is amended by adding at the end the following new subsection: (2) MORTGAGE ORIGINATOR- The term `mortgage originator-(E) does not include, with respect to a residential mortgage loan, a person, estate, or trust that provides mortgage financing for the sale of 3 properties in any 12-month period to purchasers of such properties, each of which is owned by such person, estate, or trust and serves as security for the loan, provided that such loan-(i) is not made by a person, estate, or trust that has constructed, or acted as a contractor for the construction of, a residence on the property in the ordinary course of business of such person, estate, or trust; (ii) is fully amortizing; (iii) is with respect to a sale for which the seller determines in good faith and documents that the buyer has a reasonable ability to repay the loan;
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(iv) has a fixed rate or an adjustable rate that is adjustable after 5 or more years, subject to reasonable annual and lifetime limitations on interest rate increases; and (v) meets any other criteria the Board may prescribe; HR 1728 would have only allowed one (1) seller financed sale every 36 months without a license. Now we have nine (9) allowed every 36 months (3 per year). This is a significant improvement...but still not good enough. Stay tuned and participate in the next CALL TO ACTION that will help preserve our rights and the ability of investors to continue providing housing to families who cant qualify for bank loans. Follow David Butler. You can find his threads on Creative Real Estate Online: http:// www.creonline.com/cashflow/wwwboard3/messages/27103.html Replacing Fannie and Freddies $1.5 Trillion Balance Sheet Fannie Mae and Freddie Mac provide liquidity (buy) 70% of all residential loans funded in the U.S. That means if it werent for Fannie and Freddie, 70% of the loans currently being funded today just wouldnt happen. And good ol F&F are finding that theyre a day late and a dollar (or two) short. They have no friends in Congress and politicians across the board blame them for creating the housing bubble. The White House released its plan to phase out Fannie and Freddie. While its easy to stick out your tongue at these wayward twins, heres the rub: If the two eventually disappear, who will fill the financing void?
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At last check, Fannie and Freddie had a combined balance sheet of $1.6 trillion, mostly whole loans and MBS (mortgage backed securities). They guarantee $5.5 trillion in residential product, or 55% of all housing debt in the U.S.!!! If they go away, who takes their place? Private entities will not keep interest rates artificially low or be so loose with underwriting, that is certain. Not sure how itll all shake out, but if we protect our personal property rights adequately, owner financing will continue to help buyers and sellers come together regardless of whats happening in the credit markets. This, of course, strengthens the real estate market and the overall economy in very important ways.
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Dawn Rickabaugh is the broker/owner of Note Queen Capital Funding. She is a private money lender in Southern California, and buys seller financed notes across the country. She has a thriving business as a Real Estate Consultant specializing in Owner Financing, often helping transactions close in a way that leaves property sellers with paper shed be happy to buy. As a Real Estate Broker specializing in legal, ethical and intelligent alternative closing strategies, she is dedicated to liberating & empowering buyers, sellers and real estate professionals in todays market. (View mission statement.) She is a writer, educator, coach and author of Seller Financing on Steroids: Pumping Paper for Power, Peace and Profits. She has been interviewed and quoted by influential publications such as Investors Business Daily, and the WSJs MarketWatch. She is the creator of Owner Financing Club, a unique membership & training site dedicated to helping Realtors, buyers, sellers, and note professionals understand the dance between property and paper. She teaches how to effectively use owner financing strategies to put and keep real estate transactions together, limit liability and meet the financial objectives of the parties concerned. It is increasingly imperative that real estate principals and professionals understand how the discounted note market functions. Dawn originally graduated from Brigham Young University in 1987 with a Bachelor of Science in Nursing, and worked for several years in the ICU and ER at Huntington Memorial Hospital in Pasadena. She now pursues her passion for helping people through a blend of traditional and innovative real
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estate transactions. She has four young adult children and shares a wonderful life with her partner in Temple City.
When banks say NO, we say YES!
www.NoteQueen.com P: 626.470.3477 F: 626.451.0454 [email protected]
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'Owner Will Carry'

Buy a Nightmare When you Sell Your Property!

Copyright 2009 Dawn Rickabaugh - Note Queen

Appendix - the SAFE Act, HR 4173 , etc. . . . . . . . . . . . . . . . . . . . . . . . 83 Note Queen Bio . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90

Copyright 2009 Dawn Rickabaugh - Note Queen

BEFORE YOU CREATE A NOTE, READ THIS ONE!

Can I offer seller financing if I already have a loan on my property?

Copyright 2009 Dawn Rickabaugh - Note Queen

Copyright 2009 Dawn Rickabaugh - Note Queen

Copyright 2009 Dawn Rickabaugh - Note Queen

What is seller financing and how does it work?

Copyright 2009 Dawn Rickabaugh - Note Queen

Copyright 2009 Dawn Rickabaugh - Note Queen

Copyright 2009 Dawn Rickabaugh - Note Queen

Seller financing was a major part of their retirement plan.

Copyright 2009 Dawn Rickabaugh - Note Queen

First note and deed of trust: $320,000

Copyright 2009 Dawn Rickabaugh - Note Queen

Copyright 2009 Dawn Rickabaugh - Note Queen

So Youre Stuck on Price - Lets Have a Heart to Heart

Copyright 2009 Dawn Rickabaugh - Note Queen

Copyright 2009 Dawn Rickabaugh - Note Queen

Copyright 2009 Dawn Rickabaugh - Note Queen

Copyright 2009 Dawn Rickabaugh - Note Queen

Copyright 2009 Dawn Rickabaugh - Note Queen

Whew! Why do we do these kinds of things to ourselves?

Copyright 2009 Dawn Rickabaugh - Note Queen

Various and sundry owner financing strategies

Copyright 2009 Dawn Rickabaugh - Note Queen

Copyright 2009 Dawn Rickabaugh - Note Queen

Copyright 2009 Dawn Rickabaugh - Note Queen

Copyright 2009 Dawn Rickabaugh - Note Queen

Copyright 2009 Dawn Rickabaugh - Note Queen

About the due-on-sale clause:

Copyright 2009 Dawn Rickabaugh - Note Queen

What does all this mumbo jumbo mean?

Anatomy of the Transaction

Property Owner/Seller (Settlor)

TRUSTEE of Title Holding (Land) Trust

Benecial Interest in the Trust with Power of Direction

Rights of Occupancy (Lease)

Copyright 2009 Dawn Rickabaugh - Note Queen

Copyright 2009 Dawn Rickabaugh - Note Queen

Another One Take II:

Copyright 2009 Dawn Rickabaugh - Note Queen

Copyright 2009 Dawn Rickabaugh - Note Queen

Copyright 2009 Dawn Rickabaugh - Note Queen

Copyright 2009 Dawn Rickabaugh - Note Queen

Make the most out of advertising Owner Will Carry

Copyright 2009 Dawn Rickabaugh - Note Queen

Copyright 2009 Dawn Rickabaugh - Note Queen

Copyright 2009 Dawn Rickabaugh - Note Queen

Copyright 2009 Dawn Rickabaugh - Note Queen

Copyright 2009 Dawn Rickabaugh - Note Queen