Effectively Using Lease Options 有效地利用租赁选项

Really, if you think about it, buying a property and renting it out is nothing new in the world of real estate investing.说真的，如果你想想看，购买物业和租赁出去，是了无新意，在世界上的房地产投资。 The practice has been going around much longer than any of the real estate gurus that created these "get rich" real estate courses!实践已持续了大约远远超过任何一项房地产权威来创造这些"先富起来"房地产课程！

So why is everyone making such a big hoopla about doing lease options?那么，为什么是每个人都作出这样的一个大hoopla做租赁的选择吗？

No Money Down Deals没有金钱交易
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One of the many reasons that lease options are so popular, is the possibility of creating a No, or Low Down payment to purchase the home.其中的原因很多，即租赁选项是如此受欢迎，是有可能建立一个没有或低首期付款购买回家。 This is done by working directly with the seller of the house, and hammering out a deal between you and the seller.这是通过直接与卖方的房子，锤击一项协议之间，你与卖方。

That means, no banks, no credit checks and no qualifying!也就是说，没有银行，没有信贷检查，并没有资格！ Of course, not every seller is going to be open to the idea of flexible terms for you, so it would be a good idea to work with motivated sellers.当然，并非每个卖家将会开放的想法弹性的条款，你的，所以这会是一个好主意，工作动机卖方。

Working With Motivated Sellers工作与动机卖家
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Although these deals are more difficult to find, they are out there and they exist.虽然这些交易就比较难找到，他们有他们存在的。 You just have to know where to find these deals.你一定要知道在哪里可以找到这些交易。 Many of these deals can result in no down deals if you offer the seller something that they desire.许多这类交易可能导致不下来处理，如果你提供卖方东西，他们这个愿望。 One such item is the sales price.其中一个项目是销售价格。 Offer to pay maximum dollar before repairs to entice the seller to offer you good terms for buying the property.提供薪酬最高港元才修理诱使卖方为您提供良好的条件购买该财产。

While other investors come by and offer them low-ball insulting offers, you might get the nod for coming out and offering a better deal.而其他投资者来，并为他们提供低球侮辱性的优惠，你可能会得到点头赤膊上阵，并提供更好的交易。

Remember, these people are in distress some how, and if you put together a fair offer for both parties, you may get the property at a really good price.请记住，这些人都是在危难一些如何，如果你把一个公平的要约双方，你可以得到财产上一个真正的好价钱。

Giving To Get What You Want给予获得你想要的
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Nobody likes to be sold.没有人愿意出售。 Don't make your seller feel like they've been ripped off!不要让您的卖方觉得自己已经受骗！ Creative negotiating is the key to securing a great deal.创意谈判是关键，以确保了不少功夫。 There's no need to strip the seller of their dignity by insulting them with a totally one-sided offer.由于无需带钢卖方自己的尊严受到侮辱，他们完全是片面的。 Make the seller feel like they are getting something out of the deal and you'll close more profitable deals faster with less problems.使卖方感觉，他们获得的东西排除在交易之外，你就会关闭更多有利可图的交易更快地与少的问题。

While you are negotiating with the seller, find out just what they need to get rid of the property and go from there.当你正在谈判与卖方，从中找出带刚，他们所需要的，以摆脱对财产和去从那里。 Most sellers in distress don't have a lot of time or options and may offer you a very good deal.大多数卖家都处于危难中没有很多的时间，或选择，并可能为您提供一个非常好的协议。

Also take in consideration the condition of their property.还采取在考虑的条件，他们的财产。 You cannot pay full price if the house is in need of repairs.你不能支付全价，如果房子是需要修理。 A good suggestion would be to only look at houses that are cosmetically damaged, and not structurally damaged.一个好建议，将只看看房子是美容受损，而不是结构损坏。

Needing a new roof or new plumbing installed is different than just cleaning up the yard and putting a fresh coat of paint on.需要有新的屋顶或新安装的水管是不同的，不仅是清理院子里，并把新大衣的油彩。 Actually, the more cosmetically unpleasing the property is, the better your negotiating leverage is.其实，更美观unpleasing该财产，你的好谈判的杠杆作用。 You'd be surprise the amount of discount you can get from an unpleasant looking property!你一定会感到奇怪，金额折扣，你可以从一个不愉快的看房产！

To ensure the property has no major problems, bring along a handyman and have them hand you estimate for getting everything done.为了确保财产已没有什么大问题，也带去了一个handyman和他们的手，你的估计，盼着一切工作要做。 Once he does, simply hand that to the seller and show them how much it's going to cost to get this property back into a livable place.一旦他出现时，简单的手交给卖方，并表明他们有多大，它的去成本，以获得这些财产回成为一个适宜居住的地方。 If the seller can't or won't fix the problem areas, ask them to add the cost into the final sales price to make it fair for both parties.如果卖方不能或不会解决问题的范畴，要求他们加上成本优势进入最后销售价格为求公平起见，为买卖双方。

Important Tips When Buying With Lease Options重要提示当购买与租赁选项
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When purchasing property via "For Sale By Owners" (in other words, no real estate agents), always buy the property on a Land contract or a Contract for Deed.当初购买物业经"所售业主" （换言之，没有房地产代理商） ，逢低买进地产对土地承包合同或合同契约。 Both of these contracts are used when selling property between two parties without a real estate agent.这两项合同用于出售时，物业两方之间没有一个房地产经纪人。 Sit down with a real estate attorney and have them go over the details with you for a land contract.坐下来与房地产律师，他们走的细节与阁下一道，为土地承包合同。

If the seller offers a lease option to you, turn the offer down.如果卖家提供了一个契选择你，又收购了。 Here's why.这里的原因。 A lease is another word for renting their property, which means you don't own it.租赁，是另一个词租用他们的财产，这意味着你不拥有它。

If you are simply a renter of the property, the seller only needs to get a court order of eviction and your out of the property.如果你仅仅是一种租用该物业，卖方只需要得到法院命令而被驱逐和你出来的财产。 If however you are the owner of the property, the seller will most certainly have to induce what is called a judicial foreclosure.然而，如果你是财产的所有人，卖方必定会都吸引什么是所谓的司法赎。 The difference is probably $10,000 dollars or more in attorney fees, court fees and between 8-12 months time for processing.不同的是，大概$ 10000美元或以上，在律师费，法庭费用，并与8-12个月的时间进行处理。

A judicial foreclosure is very costly and time consuming for the seller, and would probably force him to negotiate more favorably towards you.司法赎是很昂贵和费时的，为卖方，并有可能迫使他谈判更有利地走向你。 All the while, the property is in a period of Stay, of course you are still required to pay the seller and follow through with your end of the contract.所有，而该财产是在一个时期内留下来，当然，你仍然需要向卖方支付和后续通过与您的合同结束。 However nothing can be put into action until after the foreclosure is completed.但是没有任何东西可以付诸行动后，才赎完成。 Wow, that's a very important point.哇，那是一个很重要的一点。

Know that this has happen and the people ended up staying in the home mortgage free!谁都知道这已经发生和人民群众结束了住在家里按揭免费！ They didn't fulfill their end of the contract by paying the seller their monthly mortgage payment like they should have, yet the seller couldn't do anything until the pending foreclosure had been resolved.他们没有履行其合同结束时支付卖方，他们每月按揭付款一样，他们应该有，但卖方无法做任何事，直到等待赎已得到解决。 Not even get the buyer to pay their monthly mortgage payment to them!甚至没有得到买方支付其每月按揭付款给他们！

These are the extreme's.这些都是极端的。 But it would be in your best interest to see that you are considered an owner then a renter.但它会在你最感兴趣的人看到您被认为是一个老板，然后租用。

Important Tips When You Lease Your Property重要提示当你租用你的财产
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For the very same reasons listed above, when you look to sell your property, you first do it as a lease.对于同一原因上面列出的，当你看到卖你的财产，你第一次做的，它作为一个契约。 If the buyer/renter insist on having an option contained within the lease contract, you write the option on a separate contract.如果买方/租用坚持要有一个选项包含的租赁合同，你写的选择，对一个单独的合同。 If there was ever a dispute, you may gain an advantage in court since the original lease is basically a renter's agreement.如果说有什么纠纷，你可以抢占先机，在法院由于原租赁基本上是租用的协议。

The option that you have your attorney write up, simply will include that the option is not an option unless terms of the lease agreement is met.可以选择，你有你的律师写了，干脆将包括期权，是不是一种选择，除非契约条款的协议是满足。 Always make the option contain wording that has the renter fully complete the lease agreement first.始终可以选择含有措辞有租户，全面完成租赁协议第一。 A good term for a lease agreement is 24- 36 months.一个良好的任期为一项租赁协议，是24 -3 6个月。 The option would be null and void if the renter moves out before the lease agreement is up or is late on any rental payment within that time.这个选择将是无效的，如果租用的举动之前，租赁协议或晚于任何支付租金在该时限。

By doing so, if your renter violates any portion of the lease, you simply file for an eviction and your tenant will need to evacuate the property within the time stated by the eviction notice given by a judge.通过这样做，如果你的租户违反任何部分契约时，只需简单地档案，为驱逐和你的房客将需要撤离的物业纳入时间所迫迁通知，由一名法官审理。 No judicial foreclosures, no lengthy waiting periods and the defaulted tenant is removed in less than 45 days!没有司法foreclosures ，没有冗长的等待期和拖欠租户搬离，在不到45天！

Also ensure that your contract has some type of clarification as to the sales price.此外，确保你的合同有某种类型的澄清，至于销售价格。 Specifically the property should be priced at the market during the time of the sale, not fixed at the time of the lease agreement started.具体来说地产定价应该在市场中出现的时候出售，而不是固定在时间的租赁协议开始了。 You also want to make sure that you stipulate that as a renter, the renter cannot sub-lease out the property and by doing so would violate their lease agreement.您也想确保你的规定，作为一个租户，租户不能分出租物业并通过这样做会侵犯他们的租赁协议。 You don't want another investor in there trying to profit off of your deal.你不想另一个投资者在有试图利润过你的交易。

If there is any violation of the lease agreement you can let the renter/buyer know that you may take them to eviction court if the violations aren't corrected.如果有任何违反租赁协议，你可以让租户/买家知道，你可能需要他们迁离法院如果侵权行为得不到纠正。

Time To Cash Out Your Option时间，以现金出你的选择
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If the lease agreement is fulfilled as stated in your contract, then go ahead and offer your leaser the chance to own the property outright.如果租赁合同，是履行正如在你的合约，然后再前进，并提供您租用的机会，以自己的财产买断。 Of course, they will have to qualify with a bank and get the whole sales price paid off.当然，他们将有资格与银行，并得到整体销售价格见成效。 By doing this, you would have the funds to pay off your contract with the original seller, and pocketing the difference from your buyer.这样做的话，你就会有资金来支付你的合同与原卖方，并中饱私囊区别，你的买主。

Remind the buyer/renter that the sales price is based on what the price is at the present time, and not when they had initially started their lease.提醒买方/租用人表示，销售价格基础上，价格是在目前这个时候，而不是当他们开始时，他们租用。 A tactic of negotiating for the buyer/renter is that the price should be set back to the price when the house was originally rented to them.一种战术谈判作买方/租用的是，价格应该定回价格时，家原本就出租给他们。 You can let the buyer/renter know that you will offer them a 5% to 10% discount on the current sales price for being a good tenant.您可以让买方/租用人知道，你会为他们提供了5 ％至10 ％的折扣，以目前的销售价格为当好租客。

With any of the strategies listed here, it is always wise to consult a real estate attorney to find out your legal options of any part of the deal.与任何一项战略这里列出的，它始终是一个明智的咨询房地产律师，以了解你的法律选择的任何交易的一部分。