Because stocks were still down several months after the September 11, 2001 tragedy, a large portion of investment funds were directed into real estate instead.  Yet operating expense remained steady, and the result was that property values increased tremendously.  As more and more people found out about the unique real estate opportunities available, prices were driven up sky-high, and speculators flooded the residential market, creating a classic economic bubble in which a hot commodity was way overvalued and the market ripe for a correction.  Up to twenty-three percent of all houses bought in 2004 were investor-owned, according to the conclusions of a National Association of Realtors study at the time.

Unfortunately, Nevada has a very definite oversupply of residential real estate right now, being among those leading the nation in the number of foreclosures occurring.  Enormous amounts of private property were being developed in the expectation that the housing boom of the time could only continue, and even expand.  Unfortunately, very few foresaw the consequences of misguided policies from government and lax oversight by the same.  In a state with very few industries to its credit, commercial realty is necessarily tied to what happens on the residential side of the business, and while not undergoing the turmoil being experienced by the residential market, it is definitely suffering right along.

Nevada it seems more than other states, is going to need significant time to heal its property markets. Oversupply, and a lack of fundamental demand forces merge to create this effect in my view says Isaac Toussie.  Banking needs to loosen, unemployment needs to reverse itself and consumer confidence needs a shot in the arm, states Isaac Toussie.

The content of this article has been posted strictly for informational and human interest purposes only, not for advisory purposes, and should not be relied upon in any way by any person or institution.  The reader should not rely on the validity of any of the information contained herein.  The reader is urged to consult a variety of professionals when making business or any other significant decision, including accountants, lawyers, investment advisors, insurance companies and the like.  Again, this article has been posted merely for human interest and informational purposes, not for advisory purposes.

1) Rising property prices: – Since last few years there has been a sky-high rise in prices of property in majority of the states of U.S. this has reduced the number of buyers in the market. A rise in mass property causes a downfall and obstructs economic growth of any economy. Again the money market plays a major role in giving rise to the prices of commodities, assets, buildings and the materials used in construction. On the other hand population is increasing which increases the demand of houses which is a basic need of shelter of any individual. There is a downfall in housing demand even though there are innumerable numbers of buyers waiting in the market to purchase any property. Mortgage activity too is slowing down in the real estate market as the interest rates are steadily going up. People get entangled in the lengthy process of paying installments for years together after purchasing any property. Lending standards have been tightened up by banks and mortgage companies to add fuel to the burning problem of finance across the country. The effect of such vicious cycle is being reflected in the economic structure of the country

2) Inflation: – Inflation is a world recognized evil that is observed throughout the globe. It leads to an increase in most essential goods to the goods of sheer luxury..

3) Increase in interest rates: – Interest rates on loans and mortgages have always driven the real estate market. As the rates go up the market takes a slow landing and as the rates fall the market goes up. But since last few years’ rates have been steadily rising at ¼% every three months because the Federal Reserve has adopted a policy to increase the rates. Hence people overextend themselves to buy the house at adjustable loans with adjustable payments. The increase in adjustable rates will further send the consumers in monthly payments hundreds of dollars higher and cause many more for closure homes to enter already saturated market.

4) Default on payments and bankruptcy: – According to Indy Mac bank of California which is the 7th largest mortgage originator in U.S up to 4% of homeowners might lose their home in 2007 due to default in payment of interest which is a result of job lay offs and zero level of savings. That is four times the average rate of borrowers who normally default on their loan. This leads to a drastic downfall in the real estate market.

5) Sub prime loan- the root of all evil: – Sub prime loans are the loans granted to people whose credit is less than desired. From 1994 to 2003 sub prime mortgage lending grew up at an annual rate of 25% up tenfold in 9 years. As of September 2006 80% of all sub prime mortgages were optioned ARM which tend to have huge payment ultimately resulting in increase in for closure rates. For closure and mortgage delinquencies number in millions. U.S families are losing their homes at record rates. The for closure problem is spiraling out of control across America due to increase rates increasing causing ARM pay to rise by 30%, 40% and as high as 50%. The other major causes are America’s jobs are still continued to outsource to other countries.

Kuntal Mehta owns http://www.homeandfamilybills.com the site is meant to help individuals and families leverage their financial capabilities to the fullest. Visit http://www.homeandfamilybills.com/home-refinance-loans/home-mortgage-refinancing-rates.php to read more articles on mortgage and debt by Kajal Thakkar.

Contrary to what you might think, lenders are not really keen to foreclose properties. For one, they are lenders, their forte is to lend money. They are not really equipped to sell foreclosed properties. So it is advisable to contact your lender at the first sign of mortgage payment trouble. Depending on the type of your mortgage and lender, you can work out several options with them rather than foreclosure. The earlier you call their attention to your problem, the more options could be worked out.

The lenders’ usual solution against foreclosures is to grant you a suspension of payment. They grant you an option of suspending your dues within a specific time frame so you can assess your financial situation and resume payments. Or as an alternative, they might opt to redesign your payment scheme to suit your current financial fix. To do this, they might lower your monthly dues or change your payment schedule. Either way, you can still continue your obligation without straining your finances. You can also opt for single big payment to update your account and settle your past unpaid dues. This is especially applicable if your housing loan is covered by the government housing agency. This is the most common move of people with accumulated mortgage debts. However, this is only practical for people who expect a large income or for those with a delayed increase in salary. If you expect or better yet, sure of a large sum coming in from one of your sources, this might be the option for you to avoid foreclosures. Remember though, that it is important to continue your payments regularly after that one-time blow-out.

The options I mentioned above are the most practical options if you still want to retain your house and avoid foreclosures. But if it is too late, and foreclosure is the only thing your lender offers you, there are other ways to save face and your credit record. You can choose to put your house on sale and pay your lender with the profit. Since the real estate rates shot up, you can sell your property for an amount that covers your mortgage debt and more. You hit two birds with this one because you can close deal with your lender while having some money to start anew. Another option is to willingly leave the house or move out. This is more of a graceful exit rather than being forced or evicted from your property. You lost your home but it’s no reason to lose your pride either.

For more valuable information on Miami Foreclosures see http://www.miamiforeclosures.com.

What do we want to achieve in a negotiation?

The best negotiators bring an attitude of high expectations to the table. They are hard on the problem and soft on the people. Letting the seller know what you need, in a clear and reasoned way, is the first step toward getting it.We try to keep all of these goals in mind:

Enable you to move into your new home.

Obtain the lowest possible price for the property.

Close within an acceptable time frame.

Solve any repair issues fairly.

Have no title, survey or loan problems, or solve any that do arise.

Develop a good working relationship with the seller.

Have no future problems after closing.

Is a cooperative or combative approach more effective?

Our experience shows that the cooperative style is the most effective and efficient way to complete a transaction. Professional negotiators usually try to preserve the relationship between the parties, and work together to resolve problems. The goal is not to reach an impasse in which neither the seller’s nor the buyer’s needs are met. Buyers sometimes submit a letter to the seller describing why their house is not worth what they are asking, pointing out deficiencies, etc. This almost always backfires, and starts the negotiation off with a defensive seller. It is best to anchor your price to the marketplace, while remaining very complimentary of their home.

How do you work with a combative strategy by a seller or agent?

The combative style is sometimes encountered. This strategy includes: negative comments, emotional statements, table pounding, threats to walk out, ego involvement, and stated positioning. Creative solutions and trade offs are not as likely to be found in this environment. Working with a combative style negotiator requires a considered approach:

Do not respond emotionally. An angry or defensive response will escalate the negotiation into a no-win battle.

Do not argue. Arguing usually positions them more strongly and drags the negotiation process off course.

Do not ignore their arguments or statements. Listen carefully, but do not accept or reject.

Firmly anchor pricing and other terms to outside data. Show that the price has not been chosen arbitrarily.

Reduce misunderstanding by following up with written summaries of discussions.

Do not allow hazy or unclear proposals to stand.

Offer some “wins” on some of the terms. Face saving is very important.

Look for ways to meet their underlying interests.

Remember that they may have a beautiful home that satisfies the buyer’s goals.

Is every point in the contact negotiable?

Yes. However, one of the most effective means of coming to an agreement is to rely on consistent standards or norms when possible. For example, it is common practice for the seller to pay for the title policy and for the buyer to pay survey cost. Using accepted standards prevents buyer and seller from haggling over every point. Working within the accepted “norms” for our area helps to legitimize offers, and focus the negotiation on just a few points. On the other hand, all the points in an offer can be used to help structure the deal. They offer trade-off opportunities for both parties to get what they want from the negotiation.

How does “trust” factor in a negotiation?

Most people are fair minded and reasonable. They respond well to respectful treatment and to having their concerns heard. If the seller feels that the buyer and agent are acting with integrity, their attitude will be much more cooperative. Contract negotiation is a sensitive area, and anxiety can be high. The buyers may have had an unpleasant past experience with buying a home. The seller may be under pressure, with future plans at stake. Acting with integrity does not mean that all “cards have to be put on the table.” It is not proper to discuss personal issues that affect the buyer, such as your financial details or urgency to move in. It is valuable to develop rapport because trust increases your leverage. Here are ways:

Listen and understand what the seller has to say.

Express appreciation for the seller’s home, gardens, decorating.

Respond within a reasonable time to counter offers.

Reassure the seller of your ability to close.

Reveal some personal information about yourselves.

Finding common ground with the seller can be a very powerful tool in the event of multiple offers. I can think of several instances in which sellers selected their contract for very personal reasons. For example, the family reminded them of themselves when they moved in with young children years before. Or, they were both of the same religion. Or, the new owners would care for their gardens.

Do you understand your leverage?

The more we can find out about the seller’s needs, the better chance we have to find solutions to negotiation hurdles. We will be able to offer information or concessions that appeal to the seller’s deepest concerns. Obviously, if the house has been on the market for 300 days, you have a lot more leverage than you would with a brand new listing. If their time frame is immediate, and you can meet it, you have some leverage. If they have multiple offers, you have very little leverage!

How much under list price should you offer?

Buyers usually offer less than list price, unless it is a strong sellers market. There is no standard percentage “under list price” that can be used. A market analysis will show recent sales for the neighborhood, which is the best way to establish the offer price. It is usually counter-productive to offer so low that the seller will automatically reject the offer. This will set a negative tone, and may result in an emotional response from the seller.

What if we have a multiple offer situation?

Occasionally the seller receives more than one offer on their property. The Austin Board of REALTORS® has a policy that allows two options: disclosure to all parties that multiple offers have been received, or disclosure to no one that there are multiple offers. We prefer disclosure to all parties. However, the listing agent and seller will make the decision as to how they will handle offers. By simply disclosing that there are multiple offers, they are not “shopping” your contract. Shopping occurs when the seller discloses the terms of an offer to induce a buyer to submit a better offer. This can result in major distrust of the process by the parties, and the likelihood of loss of the buyers. Usually the procedure is to notify each party that multiple offers have been received. Each party is then given the opportunity to raise or adjust his offer by a certain time. After that time, the seller is free to review all offers and choose one to work with. They are not obligated to choose the “first” offer that came in. The selected offer may be countered, or accepted as is.

Roselind Hejl, CRS, is a Realtor with Coldwell Banker United in Austin, Texas. Her website: http://www.weloveaustin.com offers relocation information, homes for sale, search MLS, buyer and seller guides. Top 25 Residential Agents – Austin Business Journal.

First you should tell people your name and ask them for theirs. The more people you know the better opportunity for purchasing good property. You have to get to know the right people as well. You should start with a real estate agent that gets many investment offers in what you’re interested in. That way he may call you first when a property is listed
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You should think about income, expenses and the cap rate, when you’re looking at a rental property. Just having a “feeling” about a certain property will only get you in trouble.

Carry supplies. Always have at least business cards, pen and some paper on you. You never know when you might see a property for sale, or hear about one. Mention that you invest in real estate, and sellers, buyers and other investors might have information, opinions and maybe even deals, so be ready. You never know when something great will pop up.

Think risk reduction. Put those inspections, financing, and other contingency clauses in the offer, so you will get your deposit back when a deal falls through. Know your exit strategy before you buy. Find value by comparables, not “hunches.” Buy properties through your corporation or LLC. Always look for ways to reduce the risks.

Don’t just go with you instinct; make coherent decisions that are thoughtfully planned out. And before you know it you’ll be on your way to real estate success.

David Johnson is a successful freelance author that writes regularly for http://www.log-cabin-plans-n-kits.com/. His articles have also been featured on related sites such as http://www.ezhouseplans.info/ and http://www.ezpropertyguide.info/.

1. Real estate investing is for the wealthy. Money helps, but my first real estate investment was a $3,500 lot – which I sold for a profit two weeks after I bought it. Small deals, partners, low-down deals, or just putting aside $7 per day for a couple years until you have enough money for a downpayment – these are some of the ways to start with a little and invest in real estate.

2. “0 down” isn’t possible. I sold a rental property for $1,000 down because I trusted the buyer to make the payments, and I wanted the 9% interest and higher price. He could have gotten a cash-advance on a credit card for another $30 per month and made it a “0-down” deal. “No money down” means none of YOUR money down, and yes, it happens.

3. “0 down” is the best way. If you don’t invest some of your own money, you’ll have higher payments. You’ll also spend more time finding suitable properties, and pay more for them (generally cooperative sellers want more for their cooperation – I do). There are 0-down deals out there – they just aren’t always worth doing.

4. You need experience. Experience helps, but you get it by investing. Start with common sense, ask how you can lose money, be willing to learn the numbers, and you can start where you are.

5. Some investors have a “knack” for making money. Sort of. More accurately, some just took the time and risk to learn the market and continue their education.

6. You need to know the “right” people. It helps, so start the process. Talk to investors, real estate agents, landlords, etc.

7. You have to be great negotiator. If you learn to run the numbers and make the offers based on them, you can be the worst negotiator and still do okay.

8. You need insider knowledge. Understand one deal, and you are on your way. Read and read more, but the best “insider” knowledge comes from experience.

9. Fixer-uppers are safe. People have the idea that doing the work themselves is the safest way to assure a profit. Not true. Mis-planned “fix and flips” have bankrupted even experienced investors. Most poorly purchased rental properties will only eat a little money every month.

10. The key is lowball offers. The numbers have to work, and you need a plan. You can offer MORE than the market price and make money investing in real estate, if you understand creative financing – and how to do the math.

Steve Gillman has invested in real estate for years. To learn more, and to see a photo of a beautiful house he and his wife bought for $17,500, visit http://www.HousesUnderFiftyThousand.com.

A transitional real estate market happens during the interim between a buyer’s market and a seller’s market. There’s this funny period of time in which the market isn’t particularly good for either party. In a way, this gives each party some leverage in the real estate transaction. And yet it also puts them on solid ground. If you are buying or selling a home in a transitional real estate market, there are some things that you can do to help give you a leg up in the interaction.

Here are some tips for buying or selling a home in a transitional real estate market:

1) You should know whether it’s going from a buyer’s market to a seller’s market or the reverse. Being aware of this helps you to position yourself and sell yourself appropriately. For example, if you are a buyer and real estate is transitioning to a buyer’s market, you can point out to the seller that he’s going to have a harder time selling in two months and therefore should make the sale to you at a good price. Likewise, if you realize that it’s a transitional real estate market that will soon be in your favor, you might make the decision to hold off on the transaction all together.

2) Understand “fair market value”. When you are buying or selling a home during a buyer’s market or seller’s market, the value of the home is based significantly on the supply and demand issue. When you are buying or selling a home in the transitional real estate market, the home’s sale price will be based more closely on the fair market value of the home. You should learn this concept inside and out and work with appraisers in your area to determine the FMV of the home you’re buying or selling.

3) Be aware that terms are more solid in a transitional real estate market. There’s going to be less negotiating during this time so you shouldn’t make false offers on either end hoping to manipulate the other party. Be more direct in your dealings during a transitional period.

4) Work with a professional who understands the transitional market. You’ll want realtors (and lenders if you’re buying) who understand the transitional real estate market which means that you’ll need to look for people who have been in the industry for a long time.

It’s possible to get a good deal on either buying or selling a home during the transitional real estate market period. But to do that, you need to know what a good deal is and you need to be able to position yourself in the interaction based on that knowledge. Working with professionals who know the transitional real estate market is a good start to getting that good deal.”

Kinan Beck is the Broker and co-owner of One Source Realty in Austin Texas. Visit Kinan’s Austin Condominium Guide, visit his Austin real estate website.