Rental Properties and Houses for Sale—Rental Property Investment

If you want to make additional income and think that you have a good lead on an area of the city that would provide a great rental, you may be ready to add the title "landlord" to your credentials.  If you are a first time investor, you may want to research books about investing in rental properties for beginners. Knowledge is power and although investment real estate can be fruitful, you must choose your type of property, your agent and most importantly, your location, carefully.  A book of this basic knowledge will inform you of things that you may not have otherwise considered. If this type of investment appeals to you, then here are some tips on how to buy rental property. 

1. Location, location, location. You have heard it before; real estate is all about location. If you plan on purchasing a multi-family rental property and renting it out for income, you must first find a place with a healthy--and hopefully booming--rental market. College cities and towns can be a great place to find rental property for sale since some students choose to live off-campus, and still more end up staying at least a year or two in the city where they went to school. Schools with large populations and graduate school programs are particularly good areas for a rental property investment. Other locations to consider are cities in general (since people want to live close to where they work and close to the exciting city life). Rural communities and suburbs (unless they are very close to public transportation into the city) can be less fruitful for an investment in rental property.
2. Get an agent. Though you must do research about the community on your own, rely on a real estate agent to do much of the legwork, finding the best rental property or rental houses for sale. Have an agent show you the rental houses in town and get a firm grasp on what the market values are for one, two and three bedrooms. Make sure you pay attention to the caliber of renovation in each unit, as a three bedroom with new granite countertops and stainless steel may go for triple the amount of a bigger, but more run-down rental in the same area of town. Your agent will help you find good income property and will estimate the amount of money you might be able to generate with it.
3. Get a terrific mortgage broker. When you find what seems to be the perfect rental, you may find yourself wondering, "Now, how do I finance rental property?" Learning about the types of rental property loans is crucial, particularly if you are trying to buy a rental property with no money down. This is when you talk to experts and learn from them. You should speak to a mortgage broker about a rental property home loan even before you step foot inside a real estate office so you understand rental property rates and how to finance your purchase. Knowing how much you can afford is the key to the process of applying for a loan for rental property. Make sure your mortgage is less than the amount of income you will get from your renters. Usually this will require a good deal of money down and a low interest rate. Bad credit makes it more difficult for buying rental property but with the right assistance it can be done. Speak to your advisor about the options for investment property loans, and remember to shop around for a mortgage rate--they can vary widely.
4. Fixer-upper? If you are handy (or have the cash to hire a contractor), it may be a good idea to find cheap property for sale by getting a fixer-upper; then, convert it into rental properties. But, be wary. Sometimes the cost of renovation far outweighs the benefits of renting. Some owners find that after the work is done, they might as well turn the units into condos and sell. If you are not up for a full-on project, steer clear of "contractor specials" that arise on the market.
5. Buy an existing cash cow. Cash cows are hard to come by, but if you take over a property that has existing tenants and a positive cash flow, you cannot go wrong as long as the building is not about to topple over. Sometimes older members of the population, tired of the landlord game, will give up their properties. Have your agent do a cash analysis of the rental income and the sale prices to determine which homes on the market may be a good deal, prior to investing in any of them. Have an inspector make sure the building follows all building codes and that it is in good shape before you purchase. I suggest getting all the inspections possible, including structural and pest--just to make sure you aren't buying into a money pit. The more information you gather, the better.
6. Legal advice. It is always a great idea to have legal counsel for any real estate decisions and transactions. A lawyer can also help you with any issues that may arise with your tenants, and will provide you with assistance during the closing of your investment property. Have a contact ready before you make any purchases and consult him or her with any questions that may arise during the buying and renting process. Not all people will use a lawyer, but it is a good idea.
7. Make an offer. As always, you cannot lose by making an offer. If you see a property that you really like but it does not "cut it" on the financing side, make an offer anyway. If it is a buyer's market you may be surprised at how willing the seller is to meet your price. You never know what will happen when buying a house.
8. Property managers. The next step is to decide if you will provide the rental property management or not. If you decide not to manage your own, then once you secure a good investment property, you need to find someone to be your rental property manager. This person will be on-call for any problems that may arise in your building. If you live out of town, a property manager is crucial. If you do not want to hire a property manager, at lease formulate a list of reliable handymen (plumbers, roofers, carpenters, HVAC company) that you can call on should any problems arise. Bottom line: the basic decision you need to make is whether or not you want to and have the time to handle the management of your property or hire a property manager to do it for you.
9. Get tenants. Have your agent advertise your rental properties at a price where you can make money on your investment. When you have your applicants, make sure you examine their credit, job history, references, and if possible, you should meet them prior to signing a property rental agreement. If you choose tenants that destroy or do damage to rental property or those that do not pay rent, you are not "gaining" with your investment. Always, always get a security deposit in addition to--or in replacement of--a last month's rent when finalizing any agreement or contract. Put any and all stipulations in the lease (no smoking, no pets, etc.) and make sure the tenants understand the terms and sign where appropriate on the lease. If you are unable to take care of this transaction in person, then be very clear to your rental property management company about your expectations.
10. Bank account. You will want to speak to your financial advisor about your bookkeeping, but remember that a property investment entails a whole new set of IRS regulations and accounting nuances. Check with your accountant about the best way to keep your property rental records. It is a good idea to line up all your help (mortgage broker, property rental management, real estate agent, lawyer and accountant) prior to making any purchases. Buying rental properties for investment purposes can be a great source of income, but as with everything, advance preparation is the key to success.

Good luck with your new source of income and I hope you enjoy being a landlord!