Owners with Options
Experienced Real Estate Professionals committed to investors who want to relocate their investments out of state.
PHONE
(480) 720-4040
info@ownerswithoptions.com
LATEST POST
Arizona vs. California Closing Cost Customs in Title Insurance: What Investors Should Know
When you buy an investment property, title insurance costs and who pays them can materially affect your cash to close...
Professional and Experienced Real Estate Investment Services
We are asking you to allow us to help you to assess your current investments and provide you with the tools and resources to make an informed decision to consider moving investments out of California to allow you to maximize your earning potential in a way that you might not be able to achieve under the burden of California laws, rules, and regulations.
By providing the best service in your area, we have earned the trust of some of the most detail oriented and respected investors in the business.
Turn Key Reinvestment Services
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FREE PROPERTY ANALYSIS
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PRE-LISTING / PRE-PURCHASE
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PROPERTY LEASE UP SERVICE
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PROPERTY TURN OVER AND UPGRADES
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Services Offered
We have all kinds of options we can tailor to Owners, Investors, and Fiduciaries, big or small, new or seasoned, who are looking for a streamlined process of moving and managing Real Estate Investments in a more positive environment.
Our Vendor Partners
We believe in delivering a seamless experience by surrounding our clients with the very best professionals to eliminate stress and give you the peace of mind that every aspect of your transaction is handled by true specialists who consistently deliver outstanding results.
About
We are a group of real estate professionals who see small to mid-range real estate investors struggling with ever changing regulations and burdened with high costs. We are all properly licensed in our professions and states, and we specialize in helping you examine your portfolio and improving on it.
Blog
Visit our blog page to enjoy some of our insights and musings about real estate, tips and tricks from the trenches, and useful data you can use in your business both on a day-to-day basis, and for long term strategy.
“Many thanks to you for going above and beyond to make it happen, and all the extras you’ve been doing. Much Appreciated!”
Melody Bober, Gold Canyon AZ
“Margot has been my primary lender for many years. She is knowledgeable, honest, thorough and direct. And she is kind! She returns calls as promptly as humanly possible. If there is a legitimate way to solve a problem, she’ll try to figure it out.”
Bradley A. Barnett, GRI Broker Associate Century 21 Jordan-Link & Co.
Lisa Bell, Mesa AZ
“I have worked with Laura on many real estate transactions and she has provided me exemplary service in each deal. She is timely, personable, very competent, knowledgeable, and diligent with the process. She has helped me negotiate profitably and has made excellent recommendations for offer approaches – both in buying and in selling homes. I appreciate her professionalism, realism, and will be working with her on all my future real estate transactions.”
Investor in Gilbert AZ
“Mark was extremely great to work with and always respected my schedule. He made everything easy and helped guide/communicate the whole process as my schedule is very unforgiving.”
Cameron Beach, Corona CA
“From day 1 Evelyn was all we could ask for in a real estate professional. She walked us through every step of the selling procedure from listing through escrow closing, while keeping us informed, updated and in the loop at all times. A truly seamless experience!”
Craig Hill, Apache Junction, AZ
The only One Stop Shop for moving an investment to Arizona
Through many years of education, training and experience, our team can make the move to a more landlord-friendly state easy and painless for you, with great communication and excellent customer service.
Call Today
Call if you are looking for more information about our products and services or visit our Quote Request page if you already know what type of appraisal you require.
F.A.Q.
Common Questions
How do I know if a property will be profitable?
Profitably can usually be predicted by key metrics like cash flow, the capitalization rate, and cash on cash return. Good management is critical though; these numbers are not absolute. Losing a tenant over a rent increase that leads to a vacancy is a great example of bad management, and taking advantage of all the tax benefits available to the landlord is a great example of fantastic management. We can easily help you analyze all of the metrics for any given property including property you own now for free and with just a few details. Having someone focus on the bottom line over time is important too. We would like to be your team for that.
Should I hire a property manager for my real estate investments?
A property manager allows you to scale your investments and to spread your risk by owning property in different locations while minimizing your time commitment. They average around 10% of gross rents collected, and some of the “flat monthly rate” companies can wind up costing you as much as 20% when you add up all of the “a la carte” fees that go with them. Our rule of thumb is that until you have 5 to 8 properties, you should be ahead financially by committing your own time to the daily activities. If you choose your property wisely, it becomes even easier. We can offer you one time lease up services to help you find great tenants and can function as a source of vendors and information to make it even easier. See our vendors page here, and we do even have property management available if you decide to choose it.
How important is the location of a real estate investment?
Location is critical. Look for areas with job growth, good schools, low crime, and proximity to amenities, as this leads to lower vacancy rates and higher long-term demand.
It’s also crucial to consider the regulatory environment a property is located in. Our business model is based on helping investors move from highly regulated and expensive locales into much more landlord friendly situations.
An investor needs to consider things like rent control laws, eviction requirements and limitations, a predictable regulatory environment, retrofit mandates, property tax rates, and operating expenses. We firmly believe that metro Phoenix is almost unbeatable as a location, which is the focal point of this whole operation. Contact us today and we can help you compare and contrast different locations to analyze them for profitability.
What financing options are available for rental property?
Smaller properties are very easy to finance.
Options include traditional mortgages, hard money loans (faster funding, higher interest), private lenders, and partnerships. You can typically qualify for up to 20 conventional investment property loans through. Our preferred lender has access to 41 lenders, is an expert with DSCR loans, and can get creative with new loans for your primary residence (like VA, USDA or Section 184) if you want to free up options for investing.
Our team has the expertise to make sure that no matter how you pay for a property, you will get the best financial option available for you. Check out our About page to learn more about us.
What is the BEST real estate investment strategy?
There isn’t one, it’s very personal based on an investor’s goals, risk tolerances, and time commitment. There are many different metrics used to measure a property’s performance and each individual places different levels of value on each one. Someone wanting a more passive investment may prefer a buy and hold strategy or even land banking. Someone who enjoys doing the turnover work might really like fixing and flipping by adding value to distressed property for profit. The “BRRRR” (Buy, Rehab, Rent-up, Refinance, Repeat) strategy is a more involved but potentially more profitable. Call us to discuss different strategies, and maybe we can help you figure out what is right for you.
How do I determine the value of an Income Property?
Income property most often is not valued by looking at comparable property (comps) although an appraiser is often still involved in certain types of loans. Instead, the property gets valued based on the net income it throws off.
There are several models that get used, so let’s start with the most basic, and most common: I/R=V also expressed as Net Operating Income/Capitalization Rate = Value. NOI is key here; you need to use the Net Operating Income and not the Gross Income.
We have a blog with many more details, and that can be found right here on this page. If you need help with the determination, simply contact us and we will be more than happy to help you.
What is the most common problem with a real estate investment?
More investors struggle with cash flow than with any other issue. This can be caused by borrowing too much to buy the property, underestimating operating expenses, maintenance costs, and capital expenditures, and allowing for vacancies.
75% of the failure rate for small investors comes from too much debt, leaving no equity buffer and too little wiggle room when there is a vacancy and no money for debt service.
You can avoid these problems by building reserves; strictly screening your tenants to avoid late rent payments, property damage, the costs of evictions, and the costs of turnover and marketing; staying on top of maintenance to keep small issues from become large, and always keeping a hard cold eye on the numbers and avoiding getting emotionally attached to the proeprty or the people.
What is the 7% rule in real estate?
The 7% rule is a quick screening guideline that says a rental property’s gross annual rent should be at least 7% of it’s purchase price to be worth taking a closer look.
For example, if $200,000 property rents for $1,000/month, that’s $12,000/year, which is only 6% ($12k/$200k), so it might not meet the 7% test. A property generating $14,000/year ($1,167/month) would pass the test and merit a detailed analysis.
It’s not a great tool, and it doesn’t account for actual profitability. An investor needs to consider taxes, insurance, vacancy factors, maintenance costs, management expense, and more.
Let us know if you want to get into the real details, and we will be happy to help.