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By Donald L. Kreider, Robert G. Kuller, Donald R. Ostberg, Fred W. Perkins, Lynn H. LOoomis

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Patience is important. Don’t be discouraged if you look at a number of houses and none of them seem to make good investment sense. You may look at 20 or more houses over a two month period and find nothing suitable, and then all at once locate several attractive opportunities. Get a good real estate agent to look for you, but also follow up on “For Sale by Owner” ads in your local newspaper or on the Internet (see Chapter 12). Locating good rental houses requires significant time spent looking over prospective opportunities.

Regardless of whether the above approach is involved, the purchase of fixer-upper properties should be evaluated using the following steps: 1. Determine what the value of the property will be after it is repaired and brought up to the condition required to make it comparable to other houses in the area in terms of size and quality. In other words, determine what the value of the house will be on the market after you have completed the necessary repairs to upgrade it to the condition of comparable houses in the neighborhood.

A representative cash flow pattern for a favorable rental house investment is illustrated in Figure 5-4. This shows the net annual cash flow (after tax)—the net amount that will either be received or expended each year for a rental house purchased for $100,000. Other key assumptions are summarized on the chart. 8 percent, has been assumed. As indicated, the investor in this example incurs a rather large cash outflow of $22,000 at the outset due to the down payment and closing costs incurred at the time of purchase.

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