The Home Buyer's Korner

Information presented should be used for educational purposes only.

June 9th, 2015

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GREATER EWA BEACH/KAPOLEI HAWAII

The Home Buyer’s Korner

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FLIPPING REAL ESTATE

exterior-home-renovations-before-and-after-amazing-with-picture-of-exterior-home-creative-fresh-on-designHouse flipping is, essentially buying a house with the intent to sell for a profit, but the logistics can get pretty complicated and why you need a renovation team. There’s a lot of decisions to make like where should you buy? If you purchase a house in an up-and-coming neighborhood, you’re banking on the neighborhood increasing in value. If all goes well, you could make a nice profit, but if something goes wrong — faulty budgeting, timing issues, a crime spike in a neighborhood you could be stuck with a house you can’t get rid of. Getting into this market isn’t for the faint at heart, but for those who have taken the time to understand the market have made a nice profit!

So much in property flipping depends on the real-estate market, which we all know is cyclical. During a boom, property flippers had the upper hand and could almost name their price in some areas. But during a slow period, many of these fixed-up homes can sit on the market much longer than expected. Creating a renovation team affords you the ability to not only search that not so great homes, but in a great neighborhood and the right team can introduce you to resources that help you accomplish your dreams of getting into this market.

Once you’ve determined where to buy, the next step is deciding on a property. I strongly recommend a single family dwelling in a moderately priced area. If you go for a fixer-upper, you’re committing to improving the home and that which takes time and money. If you buy a foreclosed property at auction or from a bank you could get a bargain.

Fixer-uppers and foreclosures are what most people think of when property flipping comes to mind. Created by the great real-estate bust of 2007 flippers could buy homes at pennies on the dollar; hold on to them for a few months to complete repairs and sale at a reasonable profit. So what is it like to flip houses in today’s market? And what does the average property investor need to know about flipping before investing? How much money can be made by flipping a house?

Buy Low Sell High and Don’t Over Improve

If you watch Flip This House on HGTV, it looks like everyone is flipping houses. “Flip This House” and “Flipping Las Vegas” are just a couple the come to mind, singing praises of buying a house and quickly selling it at a substantially higher price, but house-flipping is more like a basic investing lesson: Buy low, sell high. You want to find a property that is undervalued and in just bad enough shape that you can invest minimal time and money in it before selling it. There are people who have made careers out of buying distressed properties and quickly turning them around for a profit.­

The first piece of advice that most property flipping experts give: Make a budget. While working with an experience real estate agent that know where to find the perfect place and having a licensed general contractor is important, budgeting is where new flippers most often fail.

Stick to the basic rule of bargains: If an offer sounds too good to be true, it probably is. Also, be wary of Franken-houses — historic homes that have had additions and partial remodels done over time. These houses may require a complete wiring overhaul and can cause many unseen headaches. Moderately priced homes that have been foreclosed on and in need of cosmetic repairs appeal to a larger market of home buyers.

House Flipping Tips

If you’re planning to buy a relatively new home that need cosmetic updating, budgeting can be simple. It’s just like buying a home you actually plan to live in — you need to cover the mortgage, insurance, taxes, and a host of other fees associated with home ownership, and that’s about it. However, in a soft market, the supply of houses is much greater than demand, so you need to create lots of curb appeal. Don’t over doing it (look to your neighbors and other homes for sale) and keeping your design clean and neutral. If you’re working on a fixer-upper, the budget starts to grow when you consider the renovations you’ll need to make. According to most experts, you should add 20 percent to your estimate for the final cost. If you overestimate, you get a surprise windfall — but if you underestimate, you get stuck with unexpected bills.

Structural improvements — like plumbing, electrical, insulation, pest control, and HVAC — are typically the least sexy, but most important improvements a flipper can make. New hardwood floors and coat of paint may get buyers in the door, but a termite problem can kill a deal quickly.

I always advise fixing up the kitchen and bathrooms for the best return on your investment. This can include new cabinetry, counters, hardware, sinks, back splashes, appliances, floors and lighting. Kitchen upgrades can be expensive, but they make a big impression (granite counter tops and wine storage, for example). You could also decide to go green, which can add value to the house when the improvements are marketed as money-savers. Obviously, you’ll keep costs down if the house is in good structural shape and just needs a a fresh coat of paint and new carpet — but things can quickly get pricey.

I mentioned curb appeal earlier – the outside of the house. You might need to paint, landscape and fix up the driveway, which adds to the budget. If you buy in a pricey neighborhood, mowing the lawn and repairing the fence may not be enough — there could be homeowners’ association fees and again just another reason why I recommend you look for homes in moderately priced neighborhoods.

Flipping Foreclosures

You need to figure out the neighborhood. Don’t skimp on the research here. Make sure you really investigate the area – drive around during the day and at night; check recent sale prices; and find out if any other flippers are sitting on empty houses.

If you’ve opted to buy a home in foreclosure, you’ll be buying from a lender — foreclosed homes are also known as REOs, or real estate owned by the lender. Purchasing an REO is a lengthy process and can take months to complete. It’s because for a bank to foreclose on a home, it must file court papers against the homeowner, which takes awhile.

If it’s an auction, you’re ruled by that timetable. The best way to overcome this is to work with FNMA or HUD homes. These properties have already gone through the foreclosure process and you simply need to go house hunting with an experience real estate agent.

Flipping Fixer-Uppers

Budgets can balloon quickly on fixer-uppers. If you decide to invest in one, you need a high tolerance for risk — and an exit strategy. The consensus from most home remodeling experts is this:

  1. You can make more money on a really cheap house that you turn into a nice house than a nice house that you turn into a premium house. All those expensive upgrades don’t offer nearly as much return on your investment as fixing a cracked foundation does. I’ve found that I can negotiate a 20 to 30 percent discount on a foreclosed home for the cost of repairs and needed renovations as compared to other homes in the neighborhood. Therefore a crack slab although sounding severe really isn’t, if you know about these issue in the beginning. The more people you get involved, the more coordination is required and yet another reason why I strongly recommend a general contractor to help you work with them. You’ll have to keep very close tabs on plumbers, electricians and handymen and make sure they are all licensed by the State, meet your lenders requirements for hiring a crew, as well as making sure everyone working on your project comes with good references.
  2. Don’t overestimate your work. Sure, that paint job looks nice, but is it really worth a $20,000 markup on the property? Overpricing your property could just leave you with a house that people are wary of because it’s been on the market too long.
  3. Don’t get ahead of yourself. First-time flippers may see dollar signs when they think about buying multiple properties, but problems can quickly turn into bankruptcy if you’re using one house’s equity to pay for another’s repairs. Plus, each home requires attention, and unless you’re quitting your day job — which the experts also don’t recommend for newbies — you will probably have plenty to do for one house without thinking about your next flip.
  4. However long you think the renovation will take and whatever you estimate it will cost, just understand that it will probably be much costlier and more time-consuming.
  5. Nearly every upgrade you skimp on will haunt you, re-modelers warn. From cheap carpet to cheap electricians, quality of workmanship is something that flippers cannot fake in a softening market.

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HAWAII HOME OWNERSHIP TOOLS

Your Home Purchasing or Refinancing & Renovation Tools,

Home Improvements, Home Renovations,

Mortgage Loan Officers, Real Estate Agents & General Contractors

are ready to assist you with your home purchase.

Here are just a few of the home improvements

you might consider with any Home Renovation loan

Repair or replace a roof

Install, replace or repair gutters and downspouts

Replace, repair or upgrade your HVAC system

Repair or replace plumbing

Install, repair or replace electrical systems

Kitchen remodeling (including the purchase and installation of appliances)

Bathroom remodeling, Full interior painting, Total exterior painting

Repair or replace a septic system and/or well

Disability access (wheelchair ramp, elevator, widen doorways)

Build, repair or replace deck, patio or porch

Basement waterproofing and finishing

Abatement/Stabilization of lead-based paint hazards

Replace old windows, Room additions, Finish an attic

Add a second story to your home

Replace a termite damaged sill plate (a water-damaged sill plate also)

Possible landscaping items such as correction of grading & drainage problems,

tree removal, repair a driveway and sidewalks

FHA 203K

Your Home Purchasing or Refinancing & Renovation Tool

Mortgage Loan Officers, Real Estate Agents & General Contractors

are ready to assist you with your home purchase

FANNIE MAE HOMESTYLE

The Conventional Alternative to FHA 203K

Great for Real Estate Investors and Second Home Renovations

Mortgage Loan Officers, Real Estate Agents & General Contractors

are ready to assist you with your home purchase

USDA RURAL DEVELOPMENT

Up to $10K for Home Improvements, Renovations or a Simple Remodel

Mortgage Loan Officers, Real Estate Agents & General Contractors are ready to assist you

A SIMPLE HOME SHOPPING INSPECTION TOOL

Organizing your home shopping experience affords a wise decision-making process.

This simple home inspection tool makes your ultimate buying decision a smart one.

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Loop Laulauna St Laulauna St Laulaunui Ln LAULAUNUI ST Burke St Launahele St Launahele St Kaioli St Lauo St LAUPAI ST Laupai Pl Laupai St Laupai Way Laupapa Pl Laupapa St Awawalei Pl Kaimalie St FT WEAVER RD Kaiamaloo St Kaimoana St Nehupala Pl Kalapu St Bryan St Hanakahi St Hanaloa Pl Hanaloa St Hanapouli Cir Hokuikekai St Puuainako Pl Puuhala St Puwalu St Garton St Paua Pl Panapanapuhi St Kaloi Pl Kaloi St Imelda St PONCHARTRAIN ST Amador  Kapolei Lower Village Pu’uloa Sisal Tenney Village Varona Village Kapolei Kapolei-Aeloa Kapolei-Mehana-KuKuna Kapolei-Knolls Kapolei-Iwalani Kapolei-Malanai Kapolei-Mehana-La-Hiki Kapolei-Aeloa Kapolei Kai Kapolei-Mehana-Awakea Ko Olina Leeward Estates Nanakai Gardens Makakilo City Kuhela St Kama Aha Ave Kamaaha Ave Kamaaha Ave Kamaaha Loop Maalili Pl Farrington Hwy Kamokila Blvd Ania Pl Anipeahi Pl Anipeahi St Holi St Hookeha Pl Hookeha St Haawina Pl Haawina St Hookili Pl Hooko Pl Hookomo St Kanehili St MAKAKILO DR Kanehoa Loop Kanehoalani St Aliinui Dr Kanihaalilo St Alepa St Hoomaliu St Kanio St Waipahe Pl Kaniuu St OANIANI ST Oaniani Pl Oaniani St Papaa St Iliohe St Painui Pl INDEPENDENCE LOOP Aukahi Pl Aukahi St Makakilo Dr Welo St Amaui Pl Kapolei Kapolei Pkwy Koio Dr Hulukoa Pl Waakea Pl Nou St Noulu St Kanio St Uahanai Pl Uahanai St Ualakupu St Ualehei St Laahaina Pl Laaloa Pl Laaloa St A Koio Drive S-18 92-1069 Koio Dr Uhiuala St Paakai Pl Paakai St Paala Loop Paala Pl Paaoloulu Way Ulele Pl Aukahi St Koanimakani Pl Koanimakani St Hunekai Pl Hunekai St Koio Drive Luawainui St Kukulu St Nopu Pl Umena St Luawainui St Luakalai St Malamalama St BARBERS POINT NAS Kohea Pl Kohea Way Kohi Pl Kohi St Panana St Saratoga Ave CORAL SEA RD Midway Rd PALALA ST LEXINGTON ST BARBERS POINT NAS Kohupono St KOIO DR Koio Dr Kokole Pl Kokole St Kaiholo St Oaniani St Halahinano St Halahua St Halalani Pl Halana Pl Halana St Luawainui St Liolio Pl ENTERPRISE AVE Hokuimo St Kolili Pl Kolili St ALIINUI Aliinui Dr Kololio St Makahaiaku Pl Makahaiaku St Makahaiwaa Pl Makahani St Makahou Pl Makahou St Koio Drive PALAHIA ST Makakilo Dr Makamai Loop Makamai Pl Lipo St Holomoku St Makeke St Koio Dr Olani St Maulihiwa St  Kikaha St Ohio St HALANA PL Malahuna Loop Malahuna Pl Lehulehu St Oea Pl Hame Place Wahane St Wiliwilihele Pl Lihau St Leimao Pl GUADALCANAL AVE Palahia St Westview and Makakilo Open Sun Leiole St Leipapa Way Auwaea St Kaunaoaula St Makakilo Dr OPUKU ST KAMAAHA AVE Waakea Pl Kaupea St Oloa Pl KAMAAHA AVE WAAULA ST Ahikoe St Ahiwa St Kawaihuna St Waialii Pl KEOKOLO ST Keokolo St Paiaha Pl ALIINUI DR Big Red St Blue Goose St Boomer St Catalina St Dragon Pl Kekuilani Loop Lightning St Neptune St Orion Dr Orion Pl Shark Pl Koio C Drive Uahanai St Aoloko Pl Aoloko St Hokuimo Pl Painiu Pl Kuupau St HOKUNUI ST Namahoe Pl Namahoe St ALIINUI DR Kekuilani Loop Welo St Welowelo St Oawa St Nanahu St ALIINUI DR KEKUILANI LOOP Kekuilani Loop Uahanai St Aliinui Dr ALIINUI DR Aliinui Dr Limukele St Panana st Makahaiaku St MALAKOLE ST KANEHILI ST FARRINGTON HWY HAWEA ST KAKUHIHEWA PL KAKUHIHEWA ST KAKUHIHEWA ST KALEHUNA ST KEKUILANI VLG Kolili St KOWELO AVE KULOA AVE Makakilo Dr Renton Rd WAAULA ST WAAULA ST PANANA ST BOXER ST KAUPEA ST FARRINGTON HWY KAMAAHA AVE Polea St Holomoku Walaau Pl Nemo St Kamaaha Loop Nenelea St Lahi St Pakaweli St Kuhoho St Kukulu Waokele St Waopio Pl Maulihiwa St Kualakai St HOALII ST Kuamu Pl Kuamu St Keawanui St PALAHIA ST Palahia Pl Palahia St Kuea St Palailai Pl Palailai St Palala St LANAKOI ST Kinoiki St Palaulau Pl Akaawa Pl Akaawa St Kuipuakukui St Kakala St Akaula Pl Akaula St Nihopeku St Holoimua Pl Holoimua St Holomoku St Pilipiliula Pl Pilipono St Kulike Pl Kuhoho St Haulele St Makahaiaku St Oaniani St Akolo Pl Akolo St KUHOHO ST Mamaka St Makahaiaku St Oaniani St Kinohi Pl Hauone Pl Hauone St Kumuiki St Kumulipo St Kunehi St Kunehi St Kupanaha Pl Elele St Waokele St Wahane Pl Wahane St Wahinoho St Wahipana St Waialii Pl Manawai St Kuhoho Pl Hame Pl Hame St Alaa St Napoo St Holunape St Waiko Pl Waikoloa Pl Kewai Pl Manauea Pl Hiluhilu Pl Hiluhilu St Manawai St Kiowainui Pl Kiowao Pl ELELE ST Elele Pl Wainohia Pl Elele St Wainohia St Wainohia Way Aliinui Dr Limukele St Elemika Pl Moaka St Uahanai St Waiomea St WAIPAHE PL Manawai St Alahoi St Mehani Pl Mehani St Wakamalii Pl KEKEPANIA PL G Koio Dr Koakoa St Kikaha St KAMAAHA AVE Kekepania Pl KAMAAHA LOOP KEKUILANI Mekila St Kelau St  Franklin D Roosevelt Ave Kakala St Puahiohio Pl Puahiohio Way Puainako St Bougainville Ave Bougainville Pl Guadalcanal Cir Hihialou Pl Kamaaha Ave MAKAKILO DR Puamaomao Pl Wakea St Puanihi St Puanohu Pl Puapake St KAMAAHA AVE Hawea St Ohio St Oaheahe Pl Oaheahe Way Oahi Pl Pueonani Pl PUEONANI ST Pueonani Way Oi Pl Opio Pl Lalahi St Opuakii Pl Opuakii Way KAMAAHA AVE Opuku St Okaa St KAMAAHA AVE Ipolani St Pukaua St Hihialou Pl Kikaha St Hoakalei St Kikiao St Papaa St Hoalii Pl Hoalii St Hoanaulu Pl Koio C Drive HOANU ST Puliko Pl Puliko St FARRINGTON FARRINGTON HWY Olani St Aliinui Dr Helena St Punawainui St Peekaua St Welo Street Subdiv Kukulu St Aahualii Pl Aahualii St Kakala St Kaana Pl Kaana St Kaaoao Pl Kulihi St Hoea St Hoewaa Pl Kahanalei St Kahea St Peleiake Pl Welo St Louluhiwa Pl Loululelo Pl AUKAHI ST Kaiau Ave Kaiaulu Pl Kaiaulu St Nohohale St Nohona Pl Nohona St Nohopaa St Nohopono St Ihee Pl Ihi Pl Paakai St Lanakoi St Kaapuwai Pl Kaapuwai St Kahalepouli St Manawai St KAMAKAHELEI Kamakahelei St Kamokuiki St KANEONEO Kaneoneo St Kealiiahonui St KEKAHILI Kekahili Pl Kekahili St Kinoiki KUMAAIKU Kumaaiku St Kaiau Ave Owakalena St Kikaha St Lauia St Kakala St Kakala St Kakala St Kakoo Pl Kakuhihewa Pl Kakuhihewa St Awaawahea Pl Awaawahea Way Awawa Pl Awawa St Awela St Iliohe St Aweuweu Pl Koio Drive Hoike Pl Hoike Way Hoina Pl KAMAAHA AVE Kalehuna St Kuehu St Kalemakapii St Kaleo Pl Kaleo Way Hanapaa St Hokuaukai Pl Hokuaukai Way Hokuimo Pl Hokuimo St Hokunui St Hokupa St Hokuwekiu St HOKUWELA ST Hokuwela St Newa Pl Newa St Panana St Panana St Panana St Kohi Pl

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