By Benke W., Fowler J.M.
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Since sellers generally prefer to be cashed out as early as possible, it is usually possible to negotiate a reduction in total price in exchange for a large down payment and/or a relatively short contract period. Similar opportunities exist for rental houses and apartments, but less frequently than for land since the buyer of improved property usually obtains financing from a conventional lending source rather than from the seller, thereby permitting the seller to be cashed out. As indicated in Figure 4-2, apartment houses are somewhat more responsive than either land or rental houses to the investment objectives of persons falling into Financial Profile 2.
This group typically seeks opportunities that defer or minimize tax exposure. In addition, high leverage opportunities are appropriate since high and growing income levels provide the capability to carry loan payments. As noted in Figure 4-2, this profile is best accommodated by rental houses and land investments. Although apartments and rental houses are both appealing tax shelters, apartments usually produce a net positive income during the hold period, while rental houses often operate at a negative cash flow until sold.
To compute appreciation rate, three items of information are needed in this research: purchase price, sale price, and the number of years that have elapsed from purchase to sale for houses comparable to the one you are considering for purchase. Figure 5-6 can then be used to translate this information into the average annual appreciation rate of the properties. To use this chart, first determine the increase factor. This is simply the sale price divided by the purchase price. For example, if Rental Houses FIGURE 37 5–6 Increase Factors the property was purchased five years ago for $50,000 and sold recently for $100,000, the increase factor is $100,000 divided by $50,000, or 2.