Starck Properties and Consulting

For Realtors

The Lease with an Option to Purchase

Often Realtors will get calls and letters from companies trying to sell them something or worse from Investors with dubious (at best) financing schemes. My hope is that by the time you’ve completed reading this page you will be interested in my solution, and will keep me in mind for some of your clients.

First, let me state that what I will propose here will not be a good solution for every client of yours, but it will help you sell homes for some of your clients, and Starck Investments, LLC will guarantee 100% of your commission!

I am not your competitor, I am a BUYER, and I want to be an extension of the services that you provide. In today’s market we can help each other be more successful.

Here are some situations you may want to consider before contacting me about buying a property.

Is your listing not selling?

In this market is sometimes tough to move a home. Many clients find themselves unable to afford their mortgage due to the loss of a job or another financial difficulty.

Does your seller have they have two mortgage payments? Did they already buy their new home and now they are paying two payments?

One way to get from under those payments may be to sell it via a Lease to Own plan.

Is your seller willing to lease their home?

Has your seller said to you: “If my home doesn’t sell soon, I might have to RENT it”? IF SO, this is a GREAT time to know you might want to call me. Does your seller need all or any of their cash out? If they don’t need it or they can refinance to get their equity out, you might want to give me a call.

Is the home vacant?

This would mean the seller is getting nothing for the home now. They may want to stop losing money each month.

Does the home need major renovations?

I also do rehabs; however I look for homes that need more TLC than major structural repairs.

For some of your clients in these situations, a Lease with an Option to Purchase might be is a great solution. A Lease Option is defined as the privilege or right to purchase a home during the lease period. Although it is not a guarantee… if your client is willing to lease their home anyway, it may provide another possibility make the sale. I’ll even make sure you get your commission in full! Sometimes sellers will only pay for one month’s commission from this transaction.

On this type of transaction I would structure something with you individually, but it might be something similar to 1% at lease inception, 1% in 12 months and the remainder of the commission at closing. Again this is negotiated separately for each transaction. However, since I am an Investor, and not a realtor, you could get the ENTIRE commission at closing (a double-dip)!

Why would someone sell on a lease option?

Well there are many reasons, but the main reason is debt relief. They might need to get out from under a debt. Maybe it is too much for them to carry anymore.

Another reason is that your client recently married. Many times people who are on their second marriages both have a home. When they marry they move into one of the homes, and decide to sell the other. Financially, they do not need to sell their second home because they could afford it before they got married. They may want to improve their monthly cash flow by having a Lease/Option purchaser cover their mortgage payment.

Other reasons include:

1. Simplicity: Many times this can be a very simple way for someone to sell their home.
2. Job Transfer: They don’t need to sell their home right away.
3. Don’t need their cash out of the property: Most people need their cash out, but not all of your clients need it. We traditionally just assume that clients need their cash out.
4. No equity available: If your seller has already taken their equity from a home (i.e. refinanced) then they might be perfect candidate for a Lease Option.
5. They might have inherited the property: Many people don’t need their cash out, and would like some additional cash coming in each month.

Potential benefits for your client include:

1. It can Save or Repair their credit. If your clients have a credit problem, Starck Investments, LLC will make their mortgage payments each month on time. The result is that your client’s credit rating will improve over time. In most cases we can cover their monthly payment. In those cases where we can’t make their full payment they would need to supplement the payment until we close on the home.
2. It can be a quick solution for a seller. Many times Starck Investments, LLC will be able to make a proposal/offer the same day a property is brought to me.
3. No management or rental headaches for your seller. Starck Investments, LLC will take over ALL the maintenance (major or minor) of the property. It will not be like owning a rental property for them without the headache!

It is estimated that approximately 5-10% of your clients could sell their home with these types of terms.

If you think you have a client that may be able to accept a lease with an option to purchase, or would like more information, please give me a call, or send me an email at dave@starck.us.