Erik Sale- Turn-Key Cash Flow Properties With Guaranteed Rent

I smell opportunity. According to RealtyTrac 2008 U.S. Foreclosure Market Report, foreclosure filings were up 81 percent in 2008, Default notices, auction sale notices, and bank repossessions seem to be everywhere. There were 3,157,806 foreclosure filings, reported during the year, an 81 percent increase in total properties from 2007 and a 225 percent increase in total properties from 2006, according to the report. 1/54 homes filed for foreclosure. November 2008 to December 2008's foreclosure filings were up 17 percent, and more than 40 percent from December 2007. The top ten states for foreclosure rates in 2008 were Nevada, Florida, Arizona, California, Colorado, Michigan, Ohio, Georgia, Illinois, and New Jersey. The greatest number of foreclosure filings was in California, up 110 percent from 2007. Florida, Arizona, Ohio, Michigan, Illinois, Texas, Georgia, Nevada and New Jersey completed the rest of the top ten in total foreclosures. Learn how to take advantage of this market with cash flow properties in your own portfolio, now vs later. What are you waiting for. Learn more at http://www.ezkeyre.com.

Please join me on 1/20/09 from 3:00-4:00pm EST (1:00-2:00pm MST) for my live interview on the radio show “What are you waiting for?” Each week, the host Kristen Moeller and her expert guests explore and answer questions such as: “Why do we wait? How can we stop waiting and create the life of our dreams? How can we make a difference in the world?”

About the host: Kristen is a life coach with a Masters in Counseling Psychology and 19 years experience in the field of personal. She is the author of the soon to be released book, Waiting for Jack (www.waitingforjack.com) with a foreword by Jack Canfield. Her mission to empower people to be a “fierce disruption of the ordinary” in their own lives and the world.

To listen to the show live, go to www.realcoachingradio.com. Real Coaching Radio is a multimedia studio so if you want to participate in the live chat or be on webcam, go to http://www.waitingforjack.com/my_radio_show for detailed instructions. Thank you. See you there!

My indy list

Indianapolis, IN tops the charts for http://www.EZKeyRE.com favorite markets. See data on some of our other favorites this year. Permits Statistics Employment Statistics Affordability 12- 12- Total NF Payroll Employment State Metro Area Month S. Fam. Permits Month Total Permits Permits / Peak Permits 1-Yr Growth 1-Yr Growth Rate Unemp Rate Median Home Price Housing Costs / Income Housing Cycle Barometer Arkansas Fayetteville 1,344 2,805 37% 900 0.4% 3.9% $111,493 17% 0.0 Fort Smith 501 764 58% (200) (0.2%) 5.2% $79,401 15% 0.0 Little Rock 1,921 2,833 49% (300) (0.1%) 4.4% $126,326 18% 0.0 Colorado Boulder 196 572 11% 2,100 1.2% 4.8% $299,900 32% 2.2 Colorado Springs 1,676 2,070 19% (3,500) (1.3%) 6.6% $182,200 23% 0.0 Denver 4,120 9,838 34% (1,000) (0.1%) 5.9% $193,000 23% 0.0 Fort Collins 727 1,363 37% (600) (0.4%) 4.7% $205,000 25% 0.5 Grand Junction 734 826 40% 2,200 3.4% 4.3% $168,906 27% 1.5 Greeley 885 1,006 23% 300 0.4% 5.9% $138,900 18% 0.0 Pueblo 394 431 30% 0 0.0% 7.1% $83,770 15% 0.0 Georgia Albany 283 339 27% (900) (1.4%) 7.1% $88,860 20% 0.0 Athens 561 757 32% (100) (0.1%) 5.9% $131,063 26% 0.0 Atlanta 13,147 20,525 28% (67,800) (2.7%) 7.0% $144,753 19% 0.0 Augusta 1,758 2,166 40% (4,300) (2.0%) 7.3% $114,511 20% 0.0 Columbus 763 1,077 48% (2,200) (1.8%) 7.4% $105,190 20% 0.0 Dalton 252 361 33% (3,300) (4.2%) 10.4% $103,289 19% 0.0 Gainesville 401 410 16% (700) (0.9%) 6.5% $144,059 25% 1.2 Macon 572 913 49% (1,400) (1.4%) 7.3% $100,065 19% 0.0 Savannah 1,593 2,120 44% (2,800) (1.7%) 5.9% $141,647 25% 2.6 Valdosta 712 871 60% (1,400) (2.5%) 6.5% $104,262 23% 0.0 Warner Robins 668 873 41% (1,400) (2.4%) 5.9% $96,930 15% 0.0 Indiana Bloomington 358 495 41% 0 0.0% 5.6% $121,783 24% 0.0 Elkhart-Goshen 368 567 34% (7,000) (5.4%) 12.4% $105,798 17% 0.0 Evansville 576 837 38% (1,300) (0.7%) 5.9% $91,895 17% 0.0 Fort Wayne 780 999 27% (100) 0.0% 6.8% $90,556 15% 0.0 Gary 1,204 1,597 35% 100 0.0% 6.8% $119,663 18% 0.0 Indianapolis 4,487 6,836 40% (3,200) (0.3%) 5.9% $111,251 16% 0.0 Lafayette 500 543 30% (400) (0.4%) 5.4% $105,463 20% 0.0 Muncie 81 85 15% (800) (1.5%) 7.3% $72,287 16% 0.0 South Bend 430 814 41% (3,600) (2.4%) 8.0% $82,334 14% 0.0 Terre Haute 130 173 25% (1,900) (2.5%) 7.0% $75,155 16% 0.0 Louisiana Alexandria 432 448 47% 200 0.3% 4.9% $91,290 18% 0.0 Baton Rouge 2,664 3,874 43% 2,800 0.7% 4.8% $163,102 25% 1.3 Houma 574 823 69% (200) (0.2%) 3.6% $110,395 17% 0.0 Lafayette 847 1,111 22% 2,500 1.7% 3.5% $124,888 21% 0.0 Lake Charles 661 719 48% 0 0.0% 4.5% $105,078 17% 0.0 Monroe 257 329 27% (500) (0.6%) 5.5% $94,232 18% 0.0 New Orleans 2,946 5,017 38% 8,000 1.5% 4.9% $161,918 24% 0.0 Shreveport 1,001 1,556 51% 1,900 1.1% 5.9% $134,165 25% 2.1 Mississippi Gulfport-Biloxi 1,800 3,495 63% (2,000) (1.8%) 5.6% $135,992 25% 1.7 Hattiesburg 164 722 64% (900) (1.5%) 5.2% $92,837 20% 0.0 Jackson 2,136 2,186 49% (2,600) (1.0%) 5.4% $129,165 24% 0.2 Pascagoula 493 1,295 84% 700 1.2% 6.2% $106,164 19% 0.0 Missouri Columbia 507 619 27% (500) (0.5%) 4.3% $127,143 24% 0.2 Jefferson City 149 162 14% (1,100) (1.4%) 5.3% $106,129 19% 0.0 Joplin 214 275 37% 500 0.6% 5.3% $81,501 19% 0.0 Kansas City 2,903 5,864 32% (8,900) (0.9%) 6.2% $139,981 20% 0.0 Springfield 1,019 2,369 46% (400) (0.2%) 5.7% $114,773 23% 0.8 St. Joseph 88 98 23% 0 0.0% 5.4% $83,225 16% 0.0 St. Louis 4,869 5,882 32% (16,900) (1.2%) 7.3% $167,785 27% 4.5 Montana Billings 576 601 41% (100) (0.1%) 3.3% $132,368 21% 0.0 Missoula 340 456 41% (500) (0.9%) 4.9% $185,375 33% 2.3 North Carolina Asheville 1,928 2,632 61% (1,800) (1.0%) 6.2% $175,255 33% 2.9 Burlington 738 794 39% (600) (1.0%) 8.5% $107,018 20% 0.0 Charlotte 8,064 12,755 51% 500 0.1% 8.1% $150,000 22% 0.2 Durham 2,000 2,284 35% 3,300 1.1% 5.8% $173,611 28% 1.7 Fayetteville 1,530 2,443 57% (100) (0.1%) 7.5% $104,748 19% 0.0 Greensboro 2,114 3,347 52% 800 0.2% 8.1% $139,905 25% 0.0 Greenville 637 1,419 55% 100 0.1% 7.8% $106,239 21% 0.0 Hickory 916 955 39% (3,200) (1.9%) 10.2% $108,244 21% 0.0 Raleigh-Cary 7,032 11,904 67% 5,500 1.0% 6.1% $188,000 25% 0.0 Rocky Mount 437 446 43% (800) (1.2%) 10.9% $96,113 19% 0.0 Wilmington 3,666 4,395 48% (100) (0.1%) 7.6% $198,700 34% 2.7 Winston-Salem 2,213 2,301 52% 2,900 1.3% 7.2% $117,176 20% 0.0 Ohio Akron 910 1,102 28% (2,500) (0.7%) 6.4% $118,250 19% 0.1 Canton 359 523 34% (600) (0.3%) 7.1% $90,408 15% 0.0 Cincinnati 3,456 4,571 29% (4,400) (0.4%) 6.1% $150,000 22% 1.3 Cleveland 2,354 2,666 33% (11,000) (1.0%) 6.8% $107,264 16% 0.0 Columbus 2,683 4,475 26% 2,000 0.2% 5.8% $123,500 17% 0.0 Dayton 1,089 1,317 32% (5,900) (1.5%) 7.5% $105,720 17% 0.0 Lima 114 121 24% (500) (0.9%) 7.7% $88,941 15% 0.0 Mansfield 80 87 15% (1,000) (1.7%) 8.5% $90,299 17% 0.0 Springfield 89 119 17% (100) (0.2%) 6.9% $90,777 15% 0.0 Toledo 674 1,135 28% (7,400) (2.2%) 9.2% $93,226 15% 0.0 Youngstown 396 520 27% 700 0.3% 7.8% $68,396 12% 0.0 Oregon Bend 721 812 18% (100) (0.1%) 9.9% $208,872 30% 2.4 Eugene 640 875 32% (2,900) (1.8%) 8.4% $206,615 36% 5.3 Medford 405 481 23% (1,700) (1.9%) 8.7% $180,070 32% 2.3 Portland 4,392 8,272 42% (12,700) (1.2%) 7.2% $250,000 34% 5.7 Salem 663 890 26% (2,000) (1.3%) 7.8% $185,700 30% 5.2 Tennessee Chattanooga 1,304 1,787 47% (2,100) (0.8%) 6.1% $127,826 24% 0.0 Clarksville 1,031 1,483 46% (1,100) (1.3%) 6.7% $98,653 18% 0.0 Jackson 319 379 34% (500) (0.8%) 6.8% $86,161 19% 0.0 Johnson City 593 1,042 72% (600) (0.7%) 6.1% $112,191 26% 0.0 Kingsport 820 945 62% 800 0.7% 5.8% $108,392 24% 0.0 Knoxville 2,229 2,903 45% (3,100) (0.9%) 5.6% $146,450 27% 0.1 Memphis 2,523 3,396 31% (13,400) (2.1%) 6.9% $119,085 22% 0.0 Nashville 5,928 8,014 44% (6,300) (0.8%) 6.1% $142,000 23% 0.6 Texas Abilene 192 198 9% 900 1.4% 4.4% $96,700 18% 2.3 Amarillo 446 754 20% 1,100 1.0% 4.0% $116,500 21% 1.7 Austin 8,382 14,340 54% 12,600 1.6% 5.0% $179,900 25% 2.2 Beaumont 795 1,830 67% 700 0.4% 7.8% $134,400 24% 4.7 Brownsville 1,108 1,339 34% 2,100 1.7% 7.8% $88,000 23% 3.8 College Station 714 2,208 62% 2,600 2.8% 4.4% $139,200 28% 2.2 Corpus Christi 1,262 1,619 26% 2,600 1.5% 5.3% $130,500 26% 3.7 Dallas 12,456 28,793 39% 31,100 1.5% 5.8% $144,100 20% 0.0 El Paso 2,964 4,113 64% 6,400 2.3% 6.9% $132,800 30% 4.3 Fort Worth 7,348 10,982 29% 15,800 1.8% 5.5% $110,000 16% 0.8 Houston 28,945 44,212 59% 54,300 2.1% 5.5% $137,200 20% 0.7 Killeen 1,899 2,589 57% 2,600 2.1% 5.6% $115,709 20% 1.7 Laredo 736 1,066 45% 2,600 3.0% 6.0% $89,965 21% 0.0 Longview 212 269 17% 2,300 2.4% 4.6% $121,200 23% 3.0 Lubbock 962 1,611 39% 1,000 0.8% 4.1% $103,600 21% 0.0 McAllen 3,279 3,921 42% 8,300 3.9% 8.2% $101,100 26% 0.5 Midland 489 489 13% 1,500 2.2% 3.3% $122,646 20% 1.9 Odessa 267 729 35% 1,300 2.1% 3.9% $145,300 27% 4.6 San Antonio 6,142 10,561 47% 16,600 2.0% 5.4% $140,600 24% 2.6 Texarkana 99 148 18% 1,000 1.8% 5.1% $78,419 15% 0.0 Tyler 230 304 10% 900 1.0% 5.3% $122,700 22% 0.0 Waco 600 1,034 35% 1,300 1.2% 4.9% $100,000 21% 0.0 Wichita Falls 157 334 37% 900 1.4% 5.5% $100,000 20% 3.0 Total Permits includes both single-family and multifamily residential permits. Total Permits/Peak Permits is the current 12-month total permit activity divided by the perak 12-month period since 1982. The Housing Costs/Income ratio assumes a 20% down payment paid over 7 years, and the remaining 80% amortized over 30 years at the current fixed rates.

At www.EZKeyRealEstate.com one of the most common methods we have for measuring the success or viablility of our investors choice of house / investment is Cash on Cash return. Cash on Cash Return is a percentage that measures the return on cash invested in an income producing property. It is calculated by dividing before-tax cash flow by the amount of cash invested (down payment amount) and is expressed as a percentage. Our larger packages of properties are around 1 million in value for 10-16 homes, fully renovated, 100% occupied with a 12 month cash flow guarantee. We sell the packages at 70-80% of current value and owner finance 90% of the rest. Here is a similar example: If before-tax cash flow for an investment property is equal to $15,000 and our cash invested in the property is $100,000, cash on cash return is equal to 15%.


Before-Tax Cash Flow $15,000
Cash on Cash Return = ------------------------------ X 100 = 15%
Cash Invested $100,000

The following shows how before-tax cash flow is derived.

Gross Income 54,500
Less Vacancy Amount 2,500
Gross Operating Income 52,000
Less Operating Expenses 17,000
Net Operating Income 35,000
Less Annual Debt Service 20,000
Before-Tax Cash Flow 15,000
The Cash on Cash Return is used to evaluate the profitability of income producing properties. It is an important analysis tool when comparing multiple income properties. The investor should rank income properties based on their potential return on investment and the cash on cash return should be given a strong weighting. However, the cash on cash return calculation does have some limitations. It is a before tax calculation and doesn't include the impact of an investor's tax bracket on their returns. Also, it doesn't consider the wealth building potential of a property via appreciation. A property in one area of a city may have a better cash on cash return then a property in another location, but it may not appreciate as fast because of it's location. One location may be more desirable than the other. The investor should look at a property's cash on cash return and the potential for appreciation when determining which income property to purchase.

Our larger packages boast up to 30%+ Cash on Cash return. This means someone can buy 10-16 homes at $0.70-$0.80 cents on the dollar fully rehabbed, with 100% occupancy guaranteed for the first year. 10% downpayment is all that is required, and with 30% returns cash on cash, you will have paid off your total cash investment in less that 3 years. At which point you will own a portfolio worth over 1 million dollars, with zero money invested, great cash flow, and plenty of reason to buy more. Check out our listings at http://www.ezkeyre.com and let us build a package that suits your needs. Click here to see a virtual tour of a 10 pack...
www.listingsmagic.com/9425 Happy house hunting. Erik

White water kayaking became a passion of mine now over 5 years ago. Since then it has taken me all over the rivers of Colorado, to many other states in the US and twice to the jungles of South America. It is truly an exceptional experience and life changing sport. Not to mention, kayaking is a great way to seek out investment property...I have several rental houses on one of my favorite runs on Gore Creek. Friend and local professional kayaker Brad Lundin founded First Decents 8 years ago to provide an opportunity for kids with cancer to share in this exceptional sport. These camps for kids are paid for by donations of time, resources, food and money. Those of you who have purchased cash flow properties from us at http://www.ezkeyre.com, I know you have some extra income this year. For those of you who are not flush with cash in 2008, ask yourself what it woudl be like to have enough passive income to give all you wanted, without impacting your lifestyle. http://www.EZKeyRealEstate.com will teach you how to make more money...that's the easy part. Give to First Decents, give joy, excitement and passion to these kids. Check out this video and http://www.firstdecents.org