Chicago Foreclosures

With more than one in 10 houses in Chicago vacant, and experts expecting the foreclosure crisis to continue to grow, nonprofits
and the city are renting out more of those properties and offering incentives for those willing to buy.  Neighborhood
Housing Services, a 35-year-old Chicago non-profit, this year will lend $18 million for single-family home purchases and
re-financings of one- to four-unit buildings. The non-profit also is expanding its lending focus to help local residents and/or
investors buy vacant foreclosed properties and rent them out, said Ed Jacob, executive director of the Neighborhood Housing
Services.  “This will be a new lending initiative, and we’re hoping to partner with the Community Investment Corp. and other
organizations with expertise to help people do tenant screening, property management and other skills required of a landlord,”
he said.

A separate program, the Neighborhood Stabilization Program run by the city and the non-profit Mercy Portfolio Services, a
subsidiary of Mercy Housing, has received $169 million in federal Recovery Act money to acquire and tear down vacant and distressed
properties.  So far, the program has paid for 51 demolitions and the purchase of 161 properties comprising 819 housing units in 22
neighborhoods on the South, West and North sides, said William Towns, regional vice president for Mercy Portfolio Services. Of
those properties, 75% are for rent and 25% are for sale due to market conditions.  The agency’s goal is to rehab and acquire as many as 2,500 housing units in the next few years in order to rent, sell or demolish them. The program is available to people
at or below 120% of the Chicago region’s median household income.  Experts say as many as 18,000 vacant properties worth an
estimated $1.3 billion are in some stage of foreclosure in Chicago, concentrated in South and West Side neighborhoods.

A federal report released this week reveals that Chicago experienced a 60% increase in its vacant housing stock between
2000 and 2010, with a majority of those vacancies the result of foreclosures.  The 2010 vacancy rate stood at 11.6% of
Chicago’s housing stock, according to the report by the General Accounting Office, the nation’s Congressional watchdog that
tracks how the federal government spends taxpayer dollars. “City officials told us they spent $875,000 to board up 627
properties in 2010 alone,” said Matthew Scire, director of financial markets and community investment for the GAO.  The
number of foreclosed properties that went to public auction in 2010 rose nearly 20% from 2009, to 10,569, according to the
Woodstock Institute. The numbers are based on the institute’s tracking of completed foreclosures and the number of foreclosed
properties that remain lender-owned after a public auction. Non-profit housing leaders expect the situation to worsen,
according to a survey released by the Pierce Family Foundation, a Chicago-based foundation that supports
non-profit groups that provide housing and other opportunities for the homeless.

The survey reveals that 85% of the directors of Chicago’s leading non-profit housing agencies foresee an increase in
foreclosures, and 82% expect an increase in underwater borrowers walking away from their homes. Sixty directors completed the
survey, each representing a different agency.  The most pressing issues in the near future include the availability of affordable
rental housing, the number of vacant or abandoned properties and levels of unemployment and loss of income.  To solve the
problems, most respondents (70%) said reducing the principal that homeowners owe on delinquent mortgage loans would do the most
good. And more (59.6%) blamed federal leaders rather than city leaders (7.3%) for lacking the will and fortitude to tackle the
situation.

Real Estate Investors looking to invest in the Chicago Foreclosures can call 312.433.9300 x 20 to learn about opportunities.

Non Recourse Apartment Building Refinance

An Apartment Building Refinance can not only increase your cash flow in the short run with today’s favorable rates, but also if done correctly help with your future exit strategy.   Apartment Building Owners can today get Non Recourse Loans that are also assumable in the future.

Eligible Properties: Existing multifamily structures that are at least 3 years old, with market rate, moderate income or subsidized rents.

Commercial Space:  Limited to 20% of net rentable area and 20% of effective gross income

Borrower:  Single asset, special purpose entity, either for profit or non-profit

Loan Amount:  No maximum (Limited by loan parameters)

Recourse:  Non-recourse

Call 312-433-9300 x20 To discuss your multi family apartment building and receive a preliminary analysis for sale or refinance of your multi family investment property

Interest Rate: Fixed for term of loan, determined by market conditions at time of rate lock (Rate lock deposit is
1% and refunded at closing)

Loan Parameters: Maximum loan amount will be the lowest of:
a) Applicable % of LTV;
b) Applicable Debt Service Coverage Ratio;
c) 85% of Transaction Costs, if purchase transaction;
d) Greater of 100% of Transaction Costs or 80% LTV, if refinancing transaction;
e) HUD Mortgage Statutory Limits, adjusted for local high cost factors
For market rate properties, applicable factors: 83.3% LTV, 1.20 DSCR
For affordable properties, applicable factors: 85% LTV, 1.176 DSCR
For properties with 90% or > rental assistance, applicable factors: 87% LTV, 1.15 DSCR
For 202 properties, applicable factors: 90% LTV, 1.11 DSCR

Term and Amortization A maximum term of 35 years, fully amortizing

PrePayment & Assumption: Negotiable with best pricing for 10 years of call protection (can be a combination of lockout and/
or penalty); Loan is fully assumable subject to HUD approval

Escrows:
a) Taxes and insurance are escrowed monthly;
b) Replacement reserve required and the monthly deposit amount determined in accordance
with HUD guidelines on a property-specific basis (minimum $250/unit/year)

Mortgage Insurance Premium: 1% due to HUD at closing and 0.45% annually thereafter, escrowed monthly

Application Fee: 30 basis points ($3 per $1,000) on requested loan amount (due with submission of firm
application to HUD)

Third Party Report: Appraisal, Phase I and Physical Needs Assessment are required; A market study may be required
for declining markets

Timeline:  Typical firm application is submitted within 45-60 days of engagement; HUD then has a target of
60 days to issue Firm Commitment; Closing normally occurs 30-45 days thereafter

Investment Property Broker

Investment Property Brokerage

To sell Investment Property is challenging.  Selling investment property takes both a local and national approach, and as importantly a financial knowledge, skill, and experience. It also requires a targeted marketing expertise to be most successful. Having the right Investment Property Broker to work with you and your team is critical.

You need to ensure that your investment property receives maximum exposure inorder for you receive the maximum value for your investment property.

BuyersUtopia.com and Ideal Location, Inc represent multi family, retail, and net lease property owners and developers to place real estate into the commercial investment market. We can deliver your property to thousands of buyers throughout the United States. As an income property owner you will be assured :

1. Experience
2. Extensive buyer reach
3. Lower commissions
4. National exposure

Our database of over 100,000 buyers includes both principals and brokers specializing in retail, industrial and office properties. We generate more offers than our competition by openly cooperating with the brokerage community and sharing the brokerage fees in order to generate more offers which ultimately results in a higher price and better execution for our clients.

BuyersUtopia.com and Ideal Location, Inc offer investment property owners competitive fees which are  lower than the big name brokers. We also offer the flexibility of short term investment promotion agreements so investors are insured of results.

Our  website is top ranked nationally for a multitude of key investment property search terms. This allows us to bring you out of region buyers to the table. Our advertising strategy exposes our properties to a wide pool of potential buyers through various media channels.

Ideal Location, Inc offers a full suite of services to help you sell your investment property. Included in this set of services is a systematic approach to investment property sales  We will ensure that:

• Your property receives maximum exposure to the market,

• You receive the optimum sales price within a clearly defined time frame,

Call Robert Stec Managing Partner of Ideal Location, Inc’s Real Estate Investment Division at  312.433.9300 x 20 for more information on getting your investment property the national exposure it deserves.

Investment Property Blast

If you are a property owner or real estate promoter looking for effective exposure for your real estate investment property to a community of real estate professionals an investment property blast is an effective solution.  It is with out question an easy an affordable way to make  a property owners or brokers phone ring.

A nation wide investment property blast to a network of over 90,000  real estate investment professionals starts at $149-$249

Our list currently has over 90,000 active commercial investment property brokers and it is updated daily.  Our list currently includes both national and local commercial real estate brokers. We are now in the process of developing our investor list that will be added to our database.

We offer 5 default header templates for you to choose from. You can also design and upload your own header template and then use it for the blast.  There are no attachments to the email blasts but you can include a link to a package or brochure for download from your site or a 3rd party site

To discuss our different the investment property email blast marketing package’s contact us at 312.433.9300 x 20

BuyersUtopia.com is a top ranked national investment property website offering unique marketing opportunities to investment property owners and real estate investment professionals.

• Real Estate Property Owners
• National Commercial Real Estate Brokerages
• Real Estate Investment Broker teams
• Real Estate Investment Bankers
• Financial Intermediaries
• Real Estate Developers
• Real Estate Investment Lenders

Anyone involved with investment properties can get the exposure you need to get your property or service sold.  It is vital to get your property or service in front of the right audience.

To have your property or service featured call 312.433.9300 x20

Taos Vacation Property

Small town, luxury getaway When people think about a ski vacation or outdoor getaway, the usual places like Aspen and Vail in Colorado usually come to mind. While Colorado offers plenty of outdoor vacations and vacation home rentals, one place off the beaten path for a luxury outdoor vacation is Taos, New Mexico. Located in the North Central region of New Mexico, Taos has a population of less than 5000 people. The weather in Taos is extremely mild, making it the ideal outdoor getaway destination year-round. Explore Taos Pueblo, which is a settlement first built between 1000 and 1500 A.D. by the Taos Indians. The fascinating village is constructed of adobe, which is a mix of straw, water, and mud. It is an exciting and interesting part of the Southwest culture and a historical landmark which shouldn’t be missed.

For an exquisite view of the beautiful scenery of Taos, consider taking a balloon ride. The beauty of the Sangre de Cristo Mountains with a backdrop of crystal clear blue skies will take your breath away as you soar through the air. A balloon ride in Taos is a wonderful way to see the beautiful fall foliage in the mountains. It will truly be a magnificent way to see some of the land which is still largely untouched by people. Of course if you are planning a ski vacation, Taos is the perfect destination. It is home to four ski resorts, and offers over 300 inches of new snow per season, and 300 days of sunshine. Half of the resorts trails are dedicated to beginning and intermediate skiers, and the other half are expert runs. No matter what your skill level, you will certainly be able to find your place on the slopes of one of Taos’ ski resorts.

There are also a variety of llama trekking tours through Taos. They are considered an effective means of transportation through the rugged mountain terrain, and can offer an exceptional one-of-a-kind experience to explore the Sangre de Cristo mountains. Llama trekking tours will take you to places among the peaks you would otherwise be unable to get to on foot, and will provide a memorable experience for the whole family.

Of course, the culture of Taos, New Mexico is unparalleled. They are known for their artist colonies which produce landscape paintings of the town and surrounding valleys. Inspiration is not hard to find in such a beautiful town, and artists in nearby colonies are able to capture the essence of life in Taos.

The best way to experience the wonderful culture of Taos, New Mexico, is by renting a Taos vacation property. Whether your stay is for a week or an entire season, living like a local will give you the full Taos experience. There are a variety of different options for home rentals. If you are looking for something small and cozy, a luxury condo may be just what you are looking for. Luxury condos will offer a full-kitchen, flat screen t.v.s, leather sofas, hot tubs, and jacuzzi tubs. Condo rentals are perfect for a romantic couple’s getaway. Consider the feeling of nestling up on the sofa with a steaming mug of cocoa and a crackling fire in the winter. If you are looking for something large enough for the whole family, consider renting a mountain house. You can rent an 1800 square foot, three bedroom house for as little as $145 per night! Or for a more luxurious family rental, you can rent a 6000 square foot estate for as little as $600 per night. Homes are in a traditional adobe style, but offer gourmet kitchens, jacuzzi tubs, and walk-in closets.

When planning your Taos vacation, there is no better way to get a feel for the town and the culture than to live like a native. Renting a vacation property in Taos will give you the opportunity to experience what it would be like to live there first-hand. You will be able to fully embrace the small-town feel of Taos while enjoying a luxury getaway.  If you want to get the best pricing on for your Taos Vacation Property call our Mountain Reservation specialist at 877-366-0038 and you will get options from affordable Taos Condo’s to Luxury Taos Homes.

Visit the Mountain Adventure Company for more information

Energy Efficiency & Green Real Estate Rebates:

The Database of State Incentives for Renewables & Efficiency (DSIRE) is an ongoing project funded by the U.S. Department of Energy’s Office of Energy Efficiency and Renewable Energy (EERE). The site is administered by the National Renewable Energy Laboratory (NREL), which is operated for DOE by the Alliance for Sustainable Energy. It is the first place to look for rebates, credits and incentives for all 50 states. www.dsireusa.org

The Energy Efficiency and Conservation Block Grants (EECBG) Program was funded for the first time by the American Recovery and Reinvestment Act of 2009. It is intended to assist U.S. cities, counties, states, territories, and Indian tribes to develop, promote, implement, and manage energy efficiency and conservation projects and programs. Through formula and competitive grants, the Program empowers local communities to make strategic investments to meet the nation’s long-term goals for energy independence and leadership on climate change. www.eecbg.energy.gov

ENERGY STAR is a joint program of the U.S. Environmental Protection Agency and the U.S. Department of Energy helping us all save money and protect the environment through energy efficient products and practices. This website also offers a list of Federal Tax Credits and Rebates. For example, if you install solar panels you can receive a tax credit equal to 30% of the cost. www.energystar.gov/

The Office of Energy Efficiency and Renewable Energy (EERE) works with business, industry, universities, and others to increase the use of renewable energy and energy efficiency technologies. One way EERE encourages the growth of these technologies is by offering financial assistance opportunities for their development and demonstration. www.eere.energy.gov

The American Recovery and Reinvestment Act provides Tax Incentives and Tax Credits for individuals to invest in energy-efficient products. www.irs.gov

EPA leads the nation’s environmental science, research, education and assessment efforts. The mission of the Environmental Protection Agency is to protect human health and the environment. Numerous sources of funding for green building are available at the national, state and local levels for homeowners, industry, government organizations and nonprofits.

Grants.gov is the Federal Government’s web site for posting funding opportunities from all Federal Agencies. It is a central storehouse for information on over 1,000 grant programs and provides access to approximately $500 billion in annual awards. www.grants.gov

Local Governments for Sustainability (ICLEI) is a membership association of local governments committed to advancing climate protection and sustainable development. Find the latest funding opportunities offered by local governments. http://www.icleiusa.org/action-center/financing-staffing

Telluride Vacation Property

Of course Telluride also offers a world of summer activities. The San Juan Mountain range offers hiking, climbing, camping, horseback riding, gondola rides, mountain biking, and any number of outdoor activities. The wildflowers are in full bloom in Telluride in early July, which makes the views splendid and stunning with the vibrant colors of wildflowers paired against snow-capped peaks and brilliant blue skies. The beauty of summer in Telluride may make you want to stay year-round.

Of course if outdoor activities aren’t your cup of tea, there are a variety of activities to be taken to indoors. There are exceptional spas which offer a variety of pampering packages from Swedish massage to skin purifying wraps.
Perhaps you are interested in taking in some of the local festivals and activities while vacationing in Telluride? There are a number of crowd-drawing festivals which turn the sleepy mountain town into a slamming good time for anybody in attendance. One of the most prestigious film festivals in the world takes place there the first weekend of September. The Telluride Film Festival is ranked among the top with Sundance and Cannes for prestige and attendance.
If you are considering an afternoon of shopping followed by a five-star restaurant experience, look no further than Telluride. There are several boutiques with one-of-a-kind fashion items from must-have heels to hand-made silk scarves. After a day at the shops and boutiques, take in a wonderful dinner at any of Telluride’s exquisite restaurants. There is something for every palate available in Telluride.

When you plan your Telluride Mountain vacation, be sure to consider renting a vacation home or condo. You can make the most of your stay by renting a vacation home–some are as little as $150 per night and include all of your amenities including a full-kitchen, hot tub, and cable t.v. If you are looking for more luxury in your Telluride stay, consider renting one of the available chalets. These ski homes are truly the most luxurious homes you will have ever seen. Some offering 6 bedrooms, 7 baths, steam showers, 2000 square foot decks gourmet kitchen, fireplaces in every room, jet tubs, you will feel like you have died and gone to heaven. The prices on the luxury chalets can range anywhere from $2000 to $6000 per night, but will most definitely be unforgettable. If you want to get the best pricing on for your Telluride Vacation Adventure call our Mountain Reservation specialist at 877-366-0038 and you will get options from affordable Telluride Condo’s to Luxury Telluride Chalets.

Visit the Mountain Adventure Company for more information

Memphis Investment Properties
$422,500 is the Acquisition Price for all 5 Single Family Memphis Investment Properties.

Minimum 10% Cash on Cash Returns on All 5 Memphis Investment Properties
Contractual Price Protection Against Future Market Declines on all 5 Memphis Investment Properties
Contractual Tenant Protection Against Job Loss & Inability to Pay Rent on all Properties Tenants
Tax Attorney Consultation for Your IRS Compliant Real Estate Investing Structure

We have a block of 5 cash flow positive residential properties available for an acquisition price of $422,500

All the properties have just received full renovations by Licensed General Contractors. All the properties are being sold with new tenant and 12 month lease in place prior to closing.

SOLID CASH ON CASH RETURNS FROM DAY 1

All 5 Properties are producing between 10% -14% Cash on Cash Returns.

We pride ourselves on putting together professional, thorough, factual, honest, starightforward & transparent ProFormas. We always deals with Real Rental Numbers and Real Yields.

Call 312.433.9300 x 20 or Email rob@ideallocation.com For Due Diligence Access to Detailed Pro Formas On This Cash Flow Positive Portfolio

ADDITIONAL SPECIAL INVESTOR PROTECTIONS

All 5 Memphis Investment Properties have a 6 months Landlord Tenant Protection contract. If your tenant loses their job, as landlord you will be protected guaranteed up to 6 months of payments backed by a third party A Rated Insurance Company,

All 5 properties have contractual Price Protection to mitigate and hedge against any risks of market downturns and property value declines. ( by a third party A Rated Insurance Company) This Protects against a worst case scenario and the outcome many real estate investors fear, namely lower prices when they sell the properties. The investor acquiring this package of properties mitigates that risk and can further invest in this turnkey package with confidence.

Home Price Protection protects the equity or value of a property from future market declines by
creating a hedge against a home price index. The index used is the Federal Housing Finance Administration’s (FHFA) home price index (HPI). The HPI is a broad measure of the movement of single-family house prices. It serves as a timely, accurate indicator
of house price trends at various geographic levels. It also provides housing economists with an analytical tool that is useful for estimating changes in the rates of mortgage defaults, prepayments and housing affordability in specific geographic areas. The HPI is a measure designed to capture changes in the value of single-family houses in the U.S. as a whole, in
various regions and in smaller areas.

Contact us for The History of Price Protection on Why The Fed Chairman encouraged this Market Hedge

*Properties Have 2 Home Inspections ( Before & After Rehab)
*Termite Inspection
*Full Renovation by Licensed General Contractor
*Flood Zone Clearance
*Title free and clear of any liens or defects
*Properties all includes a 1 year home warranty.

Call 312.433.9300 x 20 or Email rob@ideallocation.com for Portfolio Access & more information

Triple Net Lease Investment Properties

Triple Net Lease Investment Property: An Introduction

By: Robert Stec

In today’s topsy-turvy economy, wise investors are seeking new and better ways to protect their investment dollars and grow their personal wealth. The very nature of the market cycle has real estate at the forefront of many investors’ minds. Although most types of real estate are an attractive investment today, commercial properties – especially those with triple net leases in place – provide a highly superior investment vehicle. Let’s talk about what triple net lease investment properties are all about, and how they can help you grow your investment portfolio and successful financial future.

What is a Triple Net Lease Investment Property?

Triple net lease properties (you may see them referred to as “NNN” properties or just “triple nets”) are, in essence, a type of lease arrangement between the property owner and the tenant, where the tenant pays a periodic lease payment (typically monthly, just like rent) but also pays all property taxes, insurance, and all repairs and maintenance required to keep the property in good condition. There are many variations, details, and nuances to this arrangement, but this is the basic structure that all triple net lease investment properties use. The types of tenants that provide the most ideal arrangement are established “national tenants” that provide a well known product or service to the marketplace, and those that have the capacity to endure through unfavorable market conditions.

How does the process work?

In a nutshell, the investor locates a property that will appeal to the type of tenant they have identified as being preferable. The investor purchases the property then enters into a lease agreement with the tenant for some term, typically many years. Alternately, the investor may find a property that already has a tenant in place and purchases that, or the investor may develop and build a property to a tenant’s specification, in an area the tenant indicates they wish to expand.

What are the advantages to Triple Net Lease Investments?

All investors struggle with finding ways to anticipate and plan for financial market fluctuations. As the economy cycles through periods of ups and downs, specific industries and investment types also experience good and bad times. The smart investor knows that the best place to put your money is in investment vehicles that have the best potential to endure through the down times. Triple net properties provide one of the strongest and most stable ways to defy those fluctuations. The specific benefits include high potential for stability, flexibility, and excellent return on investment, as long as the investment and lease arrangements are well founded.

What are the risks of investing in Triple Net Lease properties?

With any investment, inherent risks exist and the investor is always advised to seek the advice of real estate professionals, tax experts, and financial consultants. That said, the risks to triple net lease investing are minimized versus many other types of investments, even other kinds real estate investments. Risks include having the tenant become insolvent or otherwise break the lease. If the investor determines the credit worthiness of the tenant prior to engaging in a lease, this will help to circumvent this problem. Developing an airtight lease agreement will also help mitigate risk, as well as choosing a property profile that may be desirable to another tenant, should the original tenant fail. Once the investor becomes well-versed in the details of triple net lease investing, and has the knowledge to weigh the benefits versus the risks, the obvious investment benefits will become clear.

NNN Credit Ratings are not all equal

Triple Net Lease Credit Ratings

by: Robert Stec

Many investors are pursuing commercial real estate investment opportunities today, particularly the attractive triple net lease properties. These investment vehicles offer an attractive alternative to other types of investments, because the return on investment is typically strong with a minimum amount of risk, especially when compared to other types of real estate investing. The key to a good triple net lease arrangement is having the best possible tenant in place, for the longest lease term possible. To accomplish this, the investor must conduct solid research and due diligence into potential triple net lease tenants.

One of the best ways to do this is to determine the potential tenant’s credit worthiness. Potential tenants’ credit qualifications provide that information, in a standardized way that is simple to obtain and to understand. The investor can access the credit ratings of large tenants through a couple of well-known sources, Standard & Poor’s (S&P) and Moodys. Both companies provide financial market data to investors, including credit ratings, index data, and investment research. Tenants’ ratings may be found through Standard & Poor’s at http://www.standardandpoors.com/home/en/us. Moody’s provides basically the same type of information, and can be located here: http://www.moodys.com/Pages/atc.aspx.

Each company has their own specific designation symbols for their ratings. The best-rated companies bear ratings of AAA, AA, or A with S&P, and Aaa, Aa, and A with Moody’s. AAA and Aaa rated companies have an extremely strong capacity to meet financial obligations. AA and Aa companies have a very strong capacity and A companies have strong capacity to meet financial obligations but may be susceptible to adverse financial conditions that may arise in economic markets. From there, S&P’s ratings go to BBB, BB, B, CCC, CC, C- and D-. The remainder of Moody’s ratings range from Baa, Ba, B, Caa, Ca, and C. S&P ratings may have a “+” or “-“ added to them to “show relative standing within the major rating categories.” Moody’s adds the numbers 1, 2, or 3 to the alphabetical ratings.

These ratings, both for S&P and Moody’s, are considered long-term ratings. The companies also issue short term ratings but investors will be most concerned with extended projections. AAA through BBB- are considered by S&P to be “Investment Grade” ratings. BB+ and below are considered to be speculative. As ratings decline, so too does the potential tenant’s ability to meet its financial obligations. The lowest ratings indicate companies that are currently very financial vulnerable, have filed for federal bankruptcy protection, and have defaulted on significant financial obligations. The best rated companies pose the lowest risk for default as triple net lease tenants, but those tenants will also demand lower lease rates as a result of that stability. Companies with lower ratings do indeed pose greater risk for lease default, however the investor will be compensated for the higher risk though larger deposits and higher lease rates.

Some examples of well-known companies and their ratings include: Wal-Mart: S&P AA, Moody’s Aa2 Bank of America: S&P A+, Moody’s Aa3 Walgreens: S&P A, Moody’s A2 Home Depot: S&P BBB+, Moody’s Baa1 CVS/Caremark: S&P BBB+, Moody’s Baa2 Ford: S&P BB-, Moody’s Ba2 Ace Hardware: S&P BB-, Moody’s Ba3 Arby’s: S&P B+, Moody’s No Rating BevMo!: S&P B-, Moody’s Caa1