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  • Writer's pictureChris Goff

How to Make $1 Million in 5 Years Through Seller Financing and Renting

Making a million dollars in five years may seem like a distant dream for most, but with the right strategy and mindset, it's entirely possible through real estate investing. One such strategy involves seller financing properties and renting them out, coupled with property appreciation and tenants paying down the debt. Here's a step-by-step guide to understand what this strategy entails:

1. What is Seller Financing?

Seller financing, also known as owner financing, is a process where the seller acts as the lender. In this arrangement, the buyer provides a down payment and makes regular payments to the seller instead of a bank. This can be beneficial for both parties: sellers may sell their property more quickly and possibly at a higher price, while buyers who might have difficulty securing traditional financing can still make a purchase.

2. Identifying Suitable Properties

The key to success in real estate investing lies in acquiring properties with high rental potential. Look for properties in areas with strong rental markets characterized by population growth, job opportunities, and high rental yields. The condition of the property also matters; properties that require minor cosmetic upgrades could offer good returns on investment.

3. Renting Out Your Properties

Once you've purchased and spruced up your properties, it's time to rent them out. The rental income generated will serve multiple functions: covering your mortgage payments (if any), paying for property maintenance, and providing a steady cash flow.

4. Leveraging Tenant Payments

One of the major benefits of renting out properties is that your tenants essentially pay down your debt. Their monthly rent payments go towards reducing your outstanding loan balance, which in turn increases your equity in the property.

5. Benefiting from Property Appreciation

Real estate generally appreciates over time; the National Association of Realtors estimates that home prices increase by about 3-5% per year on average. This appreciation, combined with the increasing equity from your tenants paying down the debt, can boost your net worth significantly.

6. Scaling Your Investments

Seller Financing Example:

You find a property advertised for sale at $500,000. After negotiation, you manage to purchase it for $475,000.

You agree to a seller financing deal where you pay a 3% down payment, which amounts to $14,250. The remaining balance of $460,750 is financed over 30 years at an interest rate of 5%.

You then rent out the property for $4,000 per month, which totals $48,000 annually. After accounting for expenses such as property taxes, insurance, and maintenance, let's assume you have $32,500 left each year.

Your annual payments to the seller, calculated using an online mortgage calculator, come out to be approximately $29,737. In this scenario, your rental income covers your payments to the seller and leaves you with a profit of approximately $2,763 each year.

Now, let's look at property appreciation. Since this is based on the value of the property, we'll use the original list price of $500,000. If the value of the property appreciates by an average of 3% per year after 5 years, it would be worth about $579,636. With the debt paid down to approximately $422,783 after 5 years, your equity in the property would be around $156,853.

To reach your goal of $1 million in 5 years, you would need to replicate this process with multiple properties.

7. Crafting an Exit Strategy

Finally, consider your exit strategy. You might sell the properties after they've appreciated enough or once the loan is sufficiently paid down. Another option is to refinance the properties to cash out the equity.

This strategy isn't without risks – real estate markets can fluctuate, tenants may default, or unforeseen maintenance issues may arise. However, with diligent planning, risk management, and a little patience, making $1 million in five years through seller financing and renting out properties is an achievable goal.

Remember, it's always recommended to consult with a financial advisor or real estate professional before embarking on your investment journey.


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