A broker is real estate agent that has passed the state license requirements to receive a broker’s license. A normal agent is a considered a Sales Person by definition of the Arizona State Law. We’ll refer to a sales person as an agent in this article. Once an agent obtains their license, they must join a local association to receive access to the MLS and the electronic key to open properties. Once they join a local association, their given the title, Realtor. In the southeast valley of Arizona, we have the South East Valley Association of Realtors. Any members of this group, are able to use the title, Realtor. A Broker can also be a Realtor. A Broker is a higher designation of a sales person. It’s equivalent to a salesperson having an associates degree and broker having a bachelors degree. That many not be the best metaphor but the difference of experience by state definition says the following:

You must have at least 3 years of actual experience as a salesperson or broker during the 5 years preceding your application. Each broker who employed you in the previous 5 year period must complete a Broker Candidate Experience Verification Form (LI-226) (included in the informational brochure). Submit the completed forms to the Department to establish the date through which your experience is valid (your “valid through” date)If applying for a real estate broker’s license, you must complete 90 hours of pre-licensing education and pass the examination at a Department approved real estate school, college or university. The completed Certification Questionnaire and disclosure and documentation concerning your background are required Each active-status designated* broker must attend a broker management clinic once every Continuing Education period (every 24 months).* A self-employed broker is a designated broker pursuant to A.R.S. § 32-2101(20).** See A.R.S. § 32-2136(C).

To clarify, there are two types of Brokers. Associate Brokers and Designated Brokers. Designated Brokers are in charge of supervising Associate Brokers and Sales Persons to a Real Estate Company. Each Real Estate company is required to have a Designated Broker. Only one Designated Broker can be assigned per company. Any agent that has a broker license that is not a designated broker is considered an associate broker. An associate broker if they choose, can start their own real estate company but are considered Associate Brokers as long as they are under the supervision of a Designated Broker.

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The average time to find a renter should not exceed 2 weeks in the East Valley. This is fact when it comes to single family homes; however, if you own a condo, this could go from 2 weeks to 4 months depending on the type of Condo you have available.
We’ve been assisting renters find rentals for over 3 years. We’ve seen the upsides and the downsides to the rental market. I can tell you that from March- August, the rental market is hot. Most leases are renewed during this time which is why. This is the best time to own a rental because most tenants are willing to bid on the rental prices to contract a property for lease. Your average 3/2 home in Gilbert should lease for around 1100-1200 per month. Once the rental season in AZ picks up, you can count on tenants bidding a longer term lease or an increase on the monthly rent to successfully bid for your home. While the bidding is important for investors, it’s crucial to take a steady tenant and not a tenant that can pay the highest amount. An easy rule of thumb for investors, is the back end ratio of a client. The max your tenants DTI should be is 50%. This is a rule of thumb used by property managers and major property management companies. Any increase in the debt to income ratio and you could find yourself evicting a tenant for nonpayment.

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Arizona offers owners a chance to become lenders as they offer financing for buyers. Buyers looking for seller carryback financing can look at homes that offer Trust Deeds.

Search Seller Carrybacks | Owner Financing Homes in AZ

First Deeds of Trust is a form of a Seller Carryback

Properties offering Trust Deeds give the buyer all the legal rights someone would have if they obtained a loan from a bank. They can refinance, sell the property, take a 2nd mortgage and lease the property if they choose. What buyers need to be aware of is the difference between a first deed of trust and an agreement for sale. Both appear to be a seller carry but only the first deed of trust offers true ownership of a property.

The Trust Deed is important but the mortgage note is just as important. Even when you finally find an owner with a seller carry back offering a deed of trust, you need to review the mortgage note document to ensure there are no balloons or adjustable rates that could increase. The title company you service the trust deed with should examine the deed and the note for you and advise you anything that could be of importance. If you are interested in a seeking a seller carryback, please don’t hesitate to contact us.

How a seller carryback in AZ works

Most AZ seller carrybacks require a minimum down of 10%. This allows the seller to pay for closing costs, escrow costs and real estate costs accrued in selling the home. Once a buyer has found a seller carryback, it’s a matter of coming to an agreement of terms with the seller. In most cases, a seller financing home will have a couple options the seller can execute for the seller financing. Those options include a land contract also known as an agreement for sale or a deed of trust seller carry. There are two options the seller has when it comes to offering seller financing.

Land Contract | Agreement for Sale

Not the best option for the buyer, because the seller can foreclose on the buyer much faster for nonpayment. The buyer also does not hold title to the home, which can present to be a problem for tax purposes and tax credits. And since they do not hold title to the home on an agreement for sale, they cannot sell the property through the MLS or refinance the home. This is the worst type of seller carry.

First Deed of Trust | Deed of Trust

This is the strongest type of ownership for a seller carryback. This type of seller carryback is equivalent to a buyer obtain a loan from a bank and purchasing the home. The term Deed of Trust is the type of title the buyer is receiving and is a common term used on any sale when title is being transfered.

Common reason why a seller would not offer a deed of trust in a seller carryback

-They owe a mortgage on the home
-The current lender has a due on sale clause preventing title from being released to the new buyer without the current lender being paid off
-The owner is skeptical of the buyer defaulting and needs an option to foreclose quickly

Lease Options vs Seller Carrybacks

A lease option is dangerous because the money put down can easily be lost if the seller defaults on the mortgage payments. A seller carryback will allow the buyer to make payments directly to the lender which will always put the buyer at a better advantage.

Seller Carryback Financing | Owner Financing Homes

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Short sales take anywhere from 8-12 weeks from start to finish. The process can be very long not always as easy as the listing agent might say it is. The fact is, there are many items that must be completed by the owner for the lender to start a short sale file. First the owner must complete a short sale packet and mail it into the lender with financial statements proving the owners cannot afford the property. Next they must List the property with an agent.

An Agents job in a Short Sale

The agent must then complete a Broker Price Opinion on the property. Once that’s done, the lender has to sign off on the listed purchase price. The lender can say no and request another BPO or cancel the listing agent and request another agent list the property. We advise all our buyers to stay away from short sales, unless they can wait 3 months to receive the first initial response from the lender.

Short Sales are not always accepted at the listed price

Even if the owner accepts a short sale price, the bank has the final say so on selling it for that price. Investors, and buyers should be looking at bank owned properties instead. These properties can close fairly quickly and most are listed at below market prices.

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Many of our clients are looking at homes in this price range. Some our experienced with buying these and others are buying as their first investment property. What you need to be aware of to win bids on these homes is what the lender likes in a contract. Lenders prefer no inspection period or waiving your inspection period, cash offers and a quick close. A quick close is considered less than 3 weeks. Waiving your inspection period helps, because the lender knows you’re buying the property as is condition and will not even consider backing out of the transaction if something is wrong with the property. 401k funds may also be used to buy properties, but lenders prefer to see liquid cash. Cash that can be used to close on a property within weeks not months.

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