Step1
The first thing you need to know before you can invest in real estate is an understanding of the dynamics of a real estate transaction. All of the nuances can be taken care of by an attorney and accountant. They will ensure that the terms in the contract are buyer friendly, and that you are protected from fraud and risk. So, step one is finding a real estate attorney, and accountant who can service your needs. Don't worry too much about the cost, as this expense will be calculated into your return from the investment. You can find the right property, and engage a mortgage broker prior to hiring an attorney, and they will be more than happy to refer you to a competent professional, so don't sweat this step.
Step2
Now you are ready to start looking for a property. The first thing you need to do now is to determine how much money you are able to invest or raise, and what return you need to generate from that investment to make the investment worthwhile. This number is purely subjective, and will vary from instance to instance.
Technically you can work backwards, and just look for properties with the highest returns, but this will tremendously limit you, as greed will drive you to pass up on deals you can make a nice return on.
Typically, in real estate investing, you have two type of investments, Value-driven investments, and value-added investments. Value-Driven investments are secure investments typically backed by stable leases with periodic rent increases which will generate a return in the range of 6% to 14% depending on the marketplace, demographics, tenants credit,age of property, etc... These properties will become more and more competitive, the larger they are. Typically, institutions will compete on the larger ones (over 100,000 sq. ft.) and since their investors need smaller returns, they will drive the price up to the point where it is no longer worthwhile for a smaller investor. I would suggest looking for properties which can generate over a 10% return, so that investors can make money as well as you.
Value-added investments will offer larger returns, especially in the long run, but since the risk is higher, the loan will be more expensive, and investors will want larger returns. Typical value-added properties generate a 12%-25% return on investment depending on how long it will take to maximize on that value.
Step3
Now that you have a number of how much money you have to invest, and what returns you need, you are ready to start looking for properties. Though you should look for the best returns, if you find a property which meets your return requirements, you should submit it to a mortgage broker to shop it around, and get you some quotes for the cost. Don't worry about wasting their time, as they know that only 1 out of every six deals will close, so they are happy to shop your deal around to investors. This is incredibly important, as they will issue you a letter of intent stating the terms they will likely be able to lend to you. we will discuss this in a few steps.
Step4
Choosing a Mortgage Broker- What to look for, and why this is so important.
First let me explain what a mortgage broker does, and how he gets paid. A mortgage broker's job is to stay abreast of every competitive lender in his region, and know their different loan packages and lending criteria. Different lenders specialize or are better priced on different properties, and it's a mortgage brokers job to know who can compete on your property. You may have a strong lending relationship, but that relationship could be costing you hundreds of thousands of dollars, and it's extremely important to shop your deal around.
A mortgage broker will nurture banking relationships, and can creatively structure the deal to be more attractive to lenders. They will have a database of dozens of lenders, maybe even forty or more, and will review your deal, and submit it to the best 3-10 lenders for your type of deal.
The mortgage broker makes money by charging a one percent or less fee of the entire loan amount. since they only make money if you buy the property, they will do everything they can to get banks to lend as much as possible for as little as possible. They will than issue you a letter of intent stating the best terms and conditions their lenders are willing to offer. This can take up to a week, but the better ones can get quotes within 48 hours.
Your term sheet will state what percentage of the purchase price the bank will lend, what the interest rate will be, and how long you have to pay back the loan. At this stage you can ask the mortgage broker to calculate how much you would need to invest to close the deal, how much your monthly mortgage payments will be, and what your cash on cash return will be. You can now make an educated decision about the property. Don't forget to add into your expenses some third party fees, and management fees, etc... To be safe, assume 3% of the loan amount will be enough to service all fees. (title insurance, environmental inspections, legal and accounting fees,due dilligence etc...)
Don't worry too much about these different reports as your attorney will walk you through them.
Step5
considering mortgage brokers don't make money unless the deal closes, the better brokers will hold your hand throughout the process, communicating with your attorney, the banks attorney, and ensuring all the kinks are worked out, and making sure everyone is doing everything needed to make sure you make money and close the deal.
Step6
Understanding Real Estate Leverage- Borrowing the majority of money available against an income producing property greatly enhances your return on investment. THere are hundreds of programs available to finance properties, and for the simple ten minutes it takes to submit a deal for a quote, you can potentially make an additional several percentage points on your loan.
Simply put, using a mortgage broker, atleast to generate a quote is a worthwhile endeavor for anyone serious about investing in real estate.
Step7
Qualities to look for in a Mortgage Broker-
a)experience
b)level of service
c)cost of their services
d)ability to communicate well with clients
e)loyalty and honesty.
Step8
This How To article is provided by Duscany Financial Services based out of New York and North Carolina. To learn more about their product offerings, and ability to service your loan needs efficiently, please call their offices at 718.338.7200 or visit their website at http://duscany.com
Buildings
Enthusiast 
