"Subject To" Real Estate Deals Explained "除"房地产交易解释

"Subject To" real estate financing is fairly new on the real estate investing scene, mainly because many investors don't know what it is. "除"房地产融资，是相当新的对房地产投资的场面，主要是因为很多投资者不知道它是什么。

"Subject To" financing actually can be a win-win situation for both the seller and the buyer/investor if both parties understand their obligations to one another. "的主题，以"融资其实可以是一个双赢的局面，无论是卖方和买方/投资者如果双方了解自己的义务，给对方。 The seller usually gets to sell his/her property at the asking price which was originally sought, and the buyer/investor usually gets the property with very little money down, if any, while not having to qualify for any bank loans.卖方通常是愈卖他/她的财产在要价是最初要求，以及买家/投资者通常会获得的财产很少的钱，如果有的话，而没有资格获得任何银行贷款。

We know, that traditional real estate investing is mainly about buying low and selling high, and making a profit from that difference, usually over time.我们知道，这是传统的房地产投资主要是买低卖高，赚钱，从这一差异，通常会随着时间的推移。 There's absolutely no secret to that.存在的，绝对不是什么秘密了这一点。 While doing it this way, of course, you would incur all the paperwork and everything else that goes along with buying and selling a home like paying all the transaction fees that are involved like commissions, closing costs, title, recording fees and of course your time.而这种方式做事，当然，你会招致所有文书工作和其他一切随之而来的买一卖一个家一样，支付所有的交易费用都一样，所涉及的佣金，成交费，职称，录制费和当然是你的时间。 On an average, the whole process usually takes a month and a half up to six months depending on the situation.对一个平均，整个过程通常需要一个半月的时间最长为六个月，视情况。

Creative financing, or "other than" traditional and/or conventional real estate investing, is basically working out an agreement that is fair both the seller and the buyer, without using banks or mortgage brokers.创造性融资，或"除"传统和/或常规房地产投资，基本上是出了一项协议，是双方的公平，卖方和买方，如果没有使用银行或抵押贷款经纪人。 By incorporating this type of financing, the sellers can sell their property for the price they want, and in a timely fashion.通过把这种类型的融资，卖方可以出售自己的财产为代价，他们希望，在不及时。 The buyer/investor can create an environment for him/her to profit in some manner over a period of time.买家/投资者可以创造一种环境，为他/她的利润以某种方式在过去一段时间。

By leaving out the usual suspects like title companies, real estate agents and loan officers, both parties stand to make the transaction more profitable for the buyer/investor and more cost effective for the sellers.留出惯常嫌疑人的名称一样，公司，房地产经纪人和贷款人员中，双方的立场，以使交易更加有利可图，为买家/投资者和更符合成本效益，为卖方。 Specifically this can be real profitable for the real estate investor because in any type of investing, and especially in real estate, it's about leverage.具体来说，这可真正有利可图的，为房地产投资商，因为在任何类型的投资，尤其是在房地产，它的约杠杆。 The leverage is what makes creative financing a powerful, profit-making tool for those looking to start a real estate investing business.杠杆是什么使创造性融资强大，牟利的工具，为那些寻求启动房地产投资业务。 The leverage is usually represented by how much money you put into a certain investment, and how much you make from that amount over time.杠杆通常是派了多少钱，你投入一定的投资，以及你多么令从这一数额超过时间。 "Subject To" deals make your leverage extremely high, since most of the time you place a small amount of cash, for usually a much lager return. "除"交易，使你的杠杆非常高，因为大多数的时间里，你的地方，有少量现金，通常是一个较大的回报。

Let's go over a sample situation which would create an ideal environment for a "Subject To" agreement.让我们去一个样的局面，将创造一个理想的环境，让"主题，以"协议。

Debbie and Joe Blume bought their house five years ago for a $100,000 dollars.黛比和乔布卢姆买他们的房子，五年前为$ 100000美元。 After 5 years, they now owe about $95,000 dollars, while their house is appraised for $160,000 dollars. 5年之后，他们现在欠约95000美元美元，而他们的房子是评价为160000美元美元。 Both Debbie and Joe have accumulated a credit card debt of about $20,000 dollars since that time, and of course, the interest on that debt is much larger than they really care to have.双方黛比和乔已经积累了信用卡债务约$ 20000美元，自那时起，当然，利息债务的，是要远远大于他们真的在乎有。

Joe and Debbie take out a second mortgage to pay off their credit card debt, take a vacation and buy a new car. Joe和黛比拿出第二按揭，以还清信用卡债务，采取休假，并购买一辆新车。 With their second mortgage, they do all those things and have about $10,000 leftover, after everything is done.他们的第二按揭，他们会做所有这些事，有大约$ 10000卖剩后，一切大功告成。 After 7 short months, most of that $10,000 is gone also.七日后短短三个月，其中大部分都$ 10000 ，是去还。

Shortly after this, Joe receives an offer within his company for a higher paying position, but in a different State.不久后，乔都会收到一份报价，他的公司为支付更高的地位，但在一个不同的状态。 Joe and Debbie talk it over, and decide to take the offer and move out of State. Joe和黛比说，它已经结束，并决定采取要约，并迁出状态。 Of course, deciding to do that, they must now sell their beautiful home.当然，在决定这样做的话，它们现在必须出售自己的美丽家园。

Like so many of us, when we look to sell our house, we think logically and talk to a real estate agent.像我们之中有许多人，当我们看，以推销我们的房子，我们认为在逻辑上和对话，以地产经纪。 The agent informs them that there is little to no equity left in the house, and tells the Blume's that they will have to pay the agent's commissions out of pocket.代理人告诉他们说，没什么不公平左在众议院，并告诉布卢姆的，他们将不得不支付代理商的佣金出来的口袋。 Of course, Joe and Debbie can't do that, because they ran out of money and are basically living paycheck to paycheck until the new job starts.当然， Joe和黛比不能做到这一点，因为他们失控的金钱和基本生活工资单上，以工资单上，直到新的工作开始。

Joe starts to worry a bit, because he needs to get to his new job out of State, within 14 days, and Joe and Debbie would like to spend a few days off together before going to his new job.乔开始担心一点，因为他需要得到他的新的就业出状态，在14天内，和乔和黛比想用几天时间共同致富才去他的新工作。

Joe starts to think and remembers a "We Buy Houses" sign down the street from their home and runs down and calls the number on his cell phone.乔开始思考和回忆， "我们买房子"的标志沿着大街从他们的家，违背了下来，并呼吁有多少对他的手机。 After talking with the investor, Joe finds out that the investor isn't will to pay more than $120,000 for the house.会谈后，与投资者，乔认定说，投资者是不会将支付多于120000美元为众议院。 Hearing that, Joe is mad and upset that such a person can come in with such a low and insulting offer.听证会上，乔是个疯狂和沮丧说，这样的一个人可以来，在这么低的和侮辱性的优惠。 Besides Joe couldn't do that deal anyway because the second mortgage they took out last year, places their debt just about what the house is worth.除了乔不能做到这一点，无论如何处理，因为第二按揭，他们拿出了去年，地方债务只是什么房子是值得的。

Getting worried and running out of time, Joe places an ad in the local newspaper advertising the house as a "For Sale By Owner".越来越感到忧虑和失控的时候，乔地方的一个专案，在本地报纸广告内务作为一个"出售老板" 。

Mostly everyone is trying to low ball him except for one guy who said "he will offer the asking price, so long as he can see the place first".大多都试图低球，他除了一位人士说： "他将提供要价，因此，只要他能看到的地方，第一次" 。 Feeling excited and curious at the same time, Joe invites the man over.感到兴奋和好奇，在同一时间内，乔请人以上。

A couple of hours later, Brad comes over and tells Joe that he is the one who called about the house.几个小时后，布拉德来过，并告诉乔说，他是一个人的所谓约众议院。 Brad tells Joe to explain to him a little about the house and his situation.布拉德告诉乔解释给他一个不多，内务和他的情况。

Joe spills his guts and describes his dilemma to Brad.乔溢漏，他的胆量和描述了自己的困境，以布莱德。 After Joe finishes his story about his situation, Brad tells Joe that he thinks he can still offer the asking price and if Joe was still interested in selling?后乔完成他的故事，关于他的情况，布拉德告诉乔说，他认为他仍然可以提供要价，如果乔仍有意出售？

But before they start agreeing any further, Brad says, that as an investor, that his primary motivation to make a profit on the house.但在此之前，他们开始同意任何进一步的布拉德说，作为投资者，他的主要动机是为了赚取利润，对众议院的表决。 Joe and Debbie understand that, so long as their asking price is met and the house is sold quickly. Joe和黛比明白，只要他们的要价是会见和房子是卖给快。

Brad continues and tells both Joe and Debbie that because of his need to make a profit, he needs to offer an agreement which will satisfy both their needs.布莱德继续，并告诉双方Joe和黛比说，是因为他的需要，以赚取利润，他需要提供一个协议，将满足其需要。 Brad continues and says "That offer is what's called a Subject To" offer.布莱德继续说： "这提供什么所谓的一个主题" 。 Of course bewildered and confused, Debbie and Joe ask what kind of program is that.当然迷惘和困惑，黛比和乔问什么样的节目就是。 Brad simply states, that it's a program that suspends both their money for the house and his profit on the house for 2 years, while Brad takes over the payments.布拉德简单，它是一个程序，中止他们的钱为家和他的利润就府为二年，而布拉德接管费。 Not fully understanding, Joe continues to listen to Brad's offer.没有充分的了解，乔继续听布拉德的优惠。

Here's what it entails:这里的是什么，它意味着：

>keep the current mortgage in place for 2 years, at which time the house will be sold, and Joe's originally asking price will be met, plus 5% of whatever profit is made by Brad >在维持现行按揭贷款到位，为二年，在这时候，房子将出售，和乔的本来要价，将得到满足，另加百分之五的利润，无论是由布莱德

>escrow account is setup and paid by Brad to ensure full integrity of his contractual agreement with Joe >代管帐户的设置与支付的布拉德，以确保充分的完整性，他的合同协议与Joe
and Debbie和黛比

>property is claimed over to Brad which obligates Brad to continue making the existing payments to the escrow account. >物业声称给布拉德其中责成布莱德继续使现有的金代管帐户。 The deed will stay in the attorney's presence until the deal is fully obligated by Brad in 2 years契约将留在检察长的驻留，直到处理是完全有责任，由布莱德在二年

>relieves Joe and Debbie of the monthly debt for the mortgage payment so they can move on with their life >免除Joe和黛比的每月债务限额抵押金，使他们能够进入他们的生活

>Brad offers to pay closing cost and 2 months of mortgage payments to the escrow account to solidify his offer and his intentions to make good on the contract >布拉德提供支付关闭费用和2个月的抵押金代管帐户，以巩固他的要约和他的意向，能把握好合同

After discussing the deal with each other and realizing that their options and time are running low, both Joe and Debbie agree with Brad over the details and sign over the deed to Brad via the attorney.经过讨论对付对方，并认识到他们的选择和时间都跑低，无论是Joe和黛比同意与布莱德超过详情，并签署超过契约布拉德经检察长。

Brad then quickly rents out the house to cover the mortgage payments and manages the house as a rental.布拉德然后很快租了房子，以支付按揭付款和管理内务作为租金。

Two years later, Brad sells the house for $210,000 and pays $160,000 dollars to Joe and Debbie's mortgage company, plus sends Joe and Debbie a check for %5 of the $50,000 dollar profits, which is $2,500.两年后，布拉德出售房子210000美元并支付160000美元美元，以Joe和黛比的按揭证券公司，另加送Joe和黛比支票％ 5的50,000美元，港元的利润，这是$ 2500 。 Everybody wins!人人都是赢家！