The Ultimate Property Analyzer is a great program that I designed to help us in our business. The property analysis programs that Ive found were complicated and took too long to understand. I wanted a simple program that we could use to quickly calculate how much we can pay for a property. Im so amazed at how fast you can make an offer when using this program! We make our first offer before we get off the phone and make our offers with 100% confidence.

Simply enter the after repaired value (ARV) because youve already preset the other costs. Then enter the amount of repairs and it calculates your offer automatically! You can even list how much you want to make!

Lets take a look at a deal.

If they tell me the ARV is $100k. Im calculating $100k times .7 and thats $70k.

Then I deduct hard money closing cost, which averages four points or $2,800. That reduces it to $67,200 and based on past experience the taxes, insurance and attorney fees for this will be $2,250. Now its $64,950. Im told it needs $15k in work, so I reduce it by $15k. That leaves $49,950. Now I subtract my desired profit. If I want to make $5k, I cannot pay anymore than $44,950, so I offer $38,780. Always use an odd number because it lets the Seller know that Ive done my homework. If I just say $38k, they think Im just throwing a number out.

We buy 10-15 monthly and never look at them. I dont recommend doing this starting out; but once you do it for a while you can too. Once you get my system setup and implemented, you can go into any market, in any city, anywhere in the country and buy and sell property. Thats exactly what we do. We set up new markets every month in areas weve never been before. In fact we just completed a transaction in Cleveland, OH. We had it sold before we closed. We bought and sold it the same day and made $8k.

When buying in my market, I need to be in it at no more than 70% including purchase, rehab and closing costs. Thats if Im rehabbing it. However, if Im buying a property thats an Instant Landlord property, meaning that someone else has already bought it, fixed it up and is re-selling it or if its a property thats already in good shape; I can pay up to 80% depending on the cash flow. I wouldnt recommend paying more than 80%-85% on a property. I also dont recommend financing more than 80%-85%. You want to leave a little room in the event you need to sell quickly. That way youll always be able to sell that property. Remember your area may be different. Youll have to ask other investors in your area and do some research to find out what the market will bear. If the property needs no repairs, you wont need a rehab loan. You can probably get a traditional loan up to 100% depending on what you can qualify for and that way youll be in the house for no money down. However, if your goal is to buy, fix up, re-finance and rent out, in most markets you will need to buy them at no more than 70%. Fix it up, re-finance it at 75%-85% loan to value, and pull out the cash, which is TAX FREE cash, as you dont pay tax on borrowed money. Then you can rent the property out at a positive cash flow and have Tax Free cash in your pocket.