3 Real Estate Investing Strategies for Beginners
Keen on real estate investing? Dive into our thorough guide featuring three proven strategies to kick-start your successful investment journey.
Krista Reuther: Hello. Today, we’re discussing buying your first home, a significant milestone often seen as the American dream. However, many feel this dream is unattainable. My survey of renters revealed that 48.4 percent aiming to purchase a home within the next two years felt they could not. Additionally, 63.6 percent reported having less than $5,000 in savings. We’ll explore what information is necessary for this purchase and how to save for it. Joining us are experts in the field: realtors Joe and Kathryn.
Joe Seehusen: Thank you. I’m Joe Seehusen, and this is my wife, Kathryn. We work with Colorado Home Realty and have nine years of experience selling real estate in the Denver metro area, specializing in assisting first-time homebuyers. We’re delighted to be here and appreciate you joining us.
Krista Reuther: It’s wonderful to have them here. We’ll start with the basics of saving for a down payment and then dive deeper into their expert contributions. We’re here to guide you through buying your first home.
By the end of today’s session, you will learn several key aspects of buying your first home:
Now, let’s dive into the financial aspects.
Krista Reuther: When considering how much to save for a down payment, opinions vary. Let’s take a quick poll.
[Initiates poll]
The poll will gauge opinions on the percentage of the property price that should be saved for a down payment. Although I’m not certain if the poll is visible on-screen, I trust that Jonathan, who is managing this in the background, has launched it. The poll addresses the down payment as a percentage of the property price, and so far, we see suggestions like 20 percent in the chat, with multiple participants, including Alyssa, endorsing this figure. It’s noteworthy that while we have different opinions, some are more accurate than others—which we’ll delve into during the financing section.
For now, let’s conclude that the right down payment amount depends on your individual goals. Let’s acknowledge the challenge of saving for a down payment because it does involve accumulating a substantial sum. From the poll, most participants lean towards the idea that 20 percent is the ideal target. Considering the average house might cost around $600,000—Joe and Kathryn, do correct me if I’m mistaken, as it might be higher—a 20 percent down payment is indeed a significant amount.
To provide some perspective on what to expect on your home-buying journey, let’s look at the average down payment. Typically, it hovers around 6 percent for first-time buyers. However, it’s important to consider that this figure includes individuals who pay 20 percent down and those who put down nothing at all, resulting in what can be a skewed average. But overall, the data shows that Americans, on average, are paying 6 percent for a down payment as first-time home buyers. It’s noteworthy that almost one-third of these buyers report that saving for the down payment is the most challenging step in the entire home purchasing process.
Once you establish a clear strategy, you can begin to tackle the challenge of saving for a down payment. Though you might still feel some anxiety, breaking down the process into manageable steps can help alleviate those worries. It’s crucial to be realistic and understand that, on average, it takes around nine years to save for a down payment. This timeframe can seem overwhelming, but it’s important to remember that time will pass regardless. By setting a goal and working consistently toward it, you can make good use of the time. When those nine years are up, you’ll have the opportunity to become a homeowner rather than continuing as a renter.
Having a pleasant living arrangement with a great landlord can be a nice experience, but if your goal is to purchase a property, it’s crucial to utilize the time you have to save effectively. The average figure I mentioned, the 6 percent down payment, applies nationally. However, the cost of saving for a down payment will vary significantly depending on where you live.
Looking at the provided graph, it’s evident that Hawaii presents the longest saving period, requiring nearly 18 and a half years to save for a down payment. This contrasts sharply with Iowa, where the average saving time is just over five years, a timeframe that many might find more manageable.
Therefore, it’s wise to start your homebuying research by considering average home prices in different locations, particularly if they are more affordable than in your current area. Of course, not everyone is willing or able to move out of state, and that’s perfectly fine. If you prefer to stay put, just ensure that you take the higher costs into account when planning your savings strategy. Remember, achieving your goal of owning a home is still very possible, with the right planning and dedication.
It’s important to keep in mind that time will pass regardless of what we do. I encourage you to remember this as you work toward your goal of buying a home. Use the passing time to your advantage by setting clear goals and consistently saving toward your down payment.
Let’s tackle some true and false questions to clarify common misconceptions about down payments:
It’s crucial to have a complete understanding of the various costs you need to consider when saving to buy a home. Apart from the down payment, which we have estimated at 3 percent here as a starting point, you should also plan for closing costs which typically range from 2 to 5 percent of the property’s value.
Additionally, I strongly advise that before purchasing property, you should have an emergency fund equivalent to 3-6 months of expenses. This precaution will help you avoid becoming house-poor, a situation where you’ve invested everything into purchasing your home and are left with no savings for unexpected expenses, potentially leading to reliance on credit cards and high-interest debt.
Finally, remember that your real estate agents and lenders are part of your support team. Some closing costs can be negotiable, so maintaining open communication and transparency with your team is key. We’ll discuss this in more detail later, but for now, keep in mind the importance of treating your real estate agents and lenders as valuable partners throughout this process.
Let’s break down the numbers using a real-life scenario. Imagine you’re a first-time homebuyer eligible for an FHA (Federal Housing Administration) loan, which requires a 3.5 percent down payment. If the average family home in your market is priced at $600,000, then a 3.5 percent down payment would be $21,000. It’s advised to also save for closing costs and at least three months of expenses. When you calculate all of these factors together, you might be looking at needing to save around $56,100.
This sum can indeed seem overwhelming, particularly if it exceeds the annual income for many renters. However, this goal is achievable, especially when considering that time is on your side. Divide the total savings goal by the number of months until your target purchase date to see what you’d need to save each month. For example:
To achieve this, you can look for ways to reduce expenses or increase income and ideally, do both to accelerate your savings timeline. Be disciplined and realistic with your savings, understanding that time will pass and it’s vital to put your savings aside in a place that’s not easily accessible for non-essential spending—yes, even tempting things like a Domino’s pizza after a tough workday. Make sure to use other funds for such indulgences, keeping your savings intact and growing towards your future home.
To effectively save for your down payment, you can follow these five steps:
Now we have a poll question for you: Have you contacted a lender yet? The options available in this poll are designed to understand where you stand in the process. You might have already made contact, be planning to do so soon, or maybe you’re not quite ready yet. Whatever your situation, we’re eager to hear your response.
To shed more light on this step, we’re turning to our real estate experts, Joe and Kathryn. Could you share when you think potential homebuyers should reach out to a lender in the home purchasing process? Your insights will be valuable to our attendees who are navigating this journey.
Kathryn Seehusen: Our general advice on when to contact a lender is the sooner, the better. Establishing a relationship with a mortgage professional early in the process can be incredibly advantageous. They can examine your financial situation and help you devise a plan, all without the need to immediately pull your credit or get pre-approved for a mortgage.
Joe Seehusen: Moreover, it’s important to note that you don’t need to pay anything to work with a lender. You can reach out to one right away, even if you’re not planning to buy until 2025 or beyond. A lender can provide guidance over time in areas like managing your finances, paying taxes, and building credit, all of which can contribute to securing a more favorable loan. They are an essential resource and are available for you to ask questions at any stage.
Krista Reuther: That’s right, it’s important not to hesitate. If you’re among the 70 percent of our respondents who haven’t yet contacted a lender, it might be time to start. And if you’re looking for referrals to find a lender, Joe and Kathryn can assist you with that. Keep an eye out for their recommendations, which we’ll also include in our follow-up email.
But what exactly are lenders looking for when deciding to approve a loan? Essentially, they want to see that you’re in great lending shape, which means:
Keep these factors in mind and work on them to increase your chances of getting approval for a home loan. Remember, the preparation you put in now can significantly improve your home-buying prospects in the future.
As you’re preparing for a home loan and ensuring that your finances are in good shape with more income than debt, you should also familiarize yourself with the different types of loan options available for buying a home. Here are two of the most prevalent types of homebuying loans:
Benefits include:
Drawbacks:
Advantages include::
Downsides:
Many first-time home buyer loans are available, which can offer more accessible entry points into homeownership than conventional loans. We’ll delve into some of these government-backed loan options in the following slides, but it’s important to remember that the right loan type for you will depend on your specific needs and financial situation.
If you’re uncertain about which loan type to pursue and you’re asking yourself which one is suited to your situation, here’s a simple rule of thumb:
Remember, choosing the loan that’s right for you is akin to a “choose your own adventure” story. Your lender and real estate agent can provide tailored advice based on your financial standing, helping direct you to the loan option that aligns best with your circumstances. Work closely with them to navigate your path to homeownership.
When considering conventional loans, here are some key aspects you can expect:
Fixed-Rate Loans:
Conforming Loans:
Non-Conforming Loans:
If terms like jumbo loans, ALT-A, or subprime loans sound complex, don’t be concerned. It’s not essential to dive into these particulars at this stage. We’re focused on moving forward with the basics. However, if you have further questions about loan types, we encourage you to ask them in our survey at the end of this session, and we can provide more detailed information as needed.
Let’s revisit PMI—Private Mortgage Insurance—which is an important concept to understand especially if you are pursuing a conventional loan with less than a 20 percent down payment. Here’s what you need to know about PMI:
For those interested in exploring financing options or even becoming a landlord so that your tenants can help pay your mortgage, we have an e-book that will be released in the new year. This resource will dive deeper into financing options and the steps to purchasing property. Be sure to let us know if you’re interested, and we will send you a copy of the e-book at no cost.
Moving forward, let’s discuss some standard lending requirements for conventional loans as a baseline:
These are just guidelines and can vary depending on the lender and other factors. Remember, each financial situation is unique, so it’s essential to consult with a lender to determine the exact requirements applicable to you.
When you’re preparing to apply for a conventional loan, there are several key factors lenders will consider to determine your eligibility:
Keep in mind that lending requirements can vary between financial institutions. It is advisable to compare offers from at least three different lenders to ensure you’re getting the most favorable terms and rates. Don’t hesitate to shop around; doing so can make a significant difference in the loan you secure and the financial obligations you commit to.
Having discussed conventional loans, let’s delve into government loans to give you a comprehensive overview of the options available. Here are three main types of government-backed loans, which might be especially beneficial for first-time homebuyers:
It’s important to explore each of these loan types to determine which one aligns with your qualifications and needs. Government loans can ease the barrier to homeownership by providing terms that are not typically available with conventional loans. If you qualify, they can offer a path to buying a home with more manageable upfront costs and requirements.
When considering government loans, you’ll need to meet specific qualifications and accept certain conditions. Here’s a brief overview of the qualifications and some potential drawbacks for each government-backed loan type:
1. FHA Loans (Federal Housing Administration):
2. VA Loans (Veterans Affairs):
3. USDA Loans (U.S. Department of Agriculture):
If you’re interested in exploring these government-backed loans further, more detailed information will be provided in the presentation deck for you to review and determine what might work for your situation.
As we look to take further steps in choosing a lender, we suggest the following:
It’s crucial to have trust and clear communication with your lender throughout this process, so choose someone who makes you feel valued and understood.
I’ll hand the conversation over to our expert guests, Joe and Kathryn, for their insights.
Kathryn Seehusen: Hi everyone, we’re delighted to join this webinar. Having participated in many sessions geared towards first-time homebuyers and those new to real estate, I can attest that the information Krista has provided is a perfect foundation. We’re grateful to be involved.
I want to emphasize that you can’t bring a real estate agent or realtor into your process too early. If you’re seeking advice and education on the home-buying journey, know that dedicated real estate professionals love to help. They will be proud to assist you, regardless of whether you’re planning to buy within the next month, next year, or in several years. They’re eager to support and guide you every step of the way.
Joe Seehusen: Exactly, there’s no such thing as too early. We are here to help you connect with a realtor. If you’re not acquainted with one, rest assured that we have a strong referral network across the country and we’re more than willing to find a trustworthy professional in your local area.
Kathryn Seehusen: As Krista mentioned, you can certainly use Google to start searching for real estate agents, but you should exercise caution. When you enter your contact information online, it can get sold quickly, so it’s best to be discreet in your approach. A more reliable method is to ask friends, family, and industry contacts for their recommendations. It’s beneficial to work with someone who comes with trusted endorsements and has proven they can deliver a positive experience.
It’s vital to find a partner who’s knowledgeable about the location where you want to reside. Your real estate agent should be someone who can clearly educate and guide you, pointing out aspects of the neighborhood or nuances in construction you might not know. They should also be up-to-date on local developments, like new parks or coffee shops, as these details can influence your decision.
Joe Seehusen: It’s equally important that you feel comfortable communicating with your agent, which is why it’s okay to ‘shop around’ if the initial interactions don’t feel right. Remember, they will be guiding you through a significant journey, so effective and responsive communication tailored to your personal needs is essential.
Kathryn Seehusen: We also recommend you ‘date neighborhoods.’ Explore different areas, visit open houses, and familiarize yourself with what’s available. Have your real estate professional send you a list of open houses within your budget—this is a great way to determine what you can afford in different locations. It also helps you to gauge floor plans, lot sizes, and home features first-hand, since online listings can be deceiving.
Good agents will be happy to accompany you on home tours, providing insights even before you’re ready to make an offer. They can ensure you’re well-informed and comfortable moving forward whenever you decide you’re ready.
Joe Seehusen: And don’t forget, we’re here as a resource too. If you have questions or need help finding an excellent agent, we’re just a reach-out away.
Krista Reuther: That’s great to know. With the follow-up and the deck, we’ll share a link to help facilitate these connections. It’s great to hear more about how to select the right agent and what to consider. Thank you for your recommendations.
Kathryn Seehusen: Absolutely, understanding the differences between working with a single agent versus a larger team can guide your choice. If you prefer a hands-on and personal approach, a single agent may be your best bet. However, with a larger team, you experience a diverse set of specialists handling different parts of the transaction. It’s about preference and the kind of experience you’re looking for.
Concerning the status of the agent, remember that realtors are held to a code of ethics and higher standards compared to just a licensed real estate agent. Find out how involved they are in the community, which can indicate their level of commitment and engagement.
The relationship with your agent is not just transactional; it’s a potential lifelong partnership. So, ask detailed questions about their experience, communication style, availability, and how they run their business. It’s completely reasonable to inquire about these aspects to ensure they align with your needs.
Joe Seehusen: People usually start by talking to a real estate agent, as we’re often seen at the top of the home-buying hierarchy. We can link you up with various essential services, making the process smoother. A good agent will be connected and have a solid list of referrals for any home services you might need later.
Kathryn Seehusen: A great agent will not only assist you through the transaction but will also be there for you after closing, providing a reliable network of local contacts and vendors for any issues that may arise, taking care of you beyond just selling you a home.
It’s crucial to recognize the value that a good real estate agent or realtor brings to the table, beyond just facilitating a purchase or sale. They can be a rich resource for connecting you to various service providers as needs arise throughout your homeownership journey. Taking the time to find an agent who matches your communication style and understands your needs will pay off in the long term, as they can assist you with various home-related matters even after you’ve moved in.
Now, let’s turn our attention to the concept of house hacking. While it’s a catchy term, house hacking is more than just a clever play on words—it’s an innovative strategy for managing your mortgage payments by renting out part of your living space. It can serve as an entry point into real estate investment by reducing your monthly expenses and potentially allowing you to accumulate funds for future investments or other financial goals.
However, house hacking requires careful consideration and planning. It’s not just about finding a tenant; there are various implications to think about, such as abiding by the terms of your loan, handling landlord responsibilities, and ensuring legal and zoning compliance.
If house hacking intrigues you, here are two important steps to take:
Being upfront about considering house hacking is vital to ensure you don’t accidentally breach the terms of your mortgage. Always involve your team in these discussions so that you can navigate this process with the full support and accurate guidance of professionals.
House hacking certainly presents a unique opportunity for homeownership and real estate investment. Letting your real estate agent and lender know your plans is fundamental because it will influence the type of property you look for—one that can support the goal of renting out a portion to offset your mortgage costs.
If you’re curious about house hacking and would like more in-depth information, Krista’s upcoming ebook will be a valuable resource. To receive a free copy once it’s published, simply share your email address with us (don’t worry, it won’t be displayed publicly), and we’ll ensure you get it.
Now, as promised, here’s a brief highlight of the pros and cons of house hacking:
Pros:
Cons:
Switching gears, let’s hear from Joe and Kathryn. One common question is about the preconceived notions first-time homebuyers often have. Could you share some insights on these misconceptions, and what advice would you give to dispel them and help new buyers approach the home buying process more informed?
Kathryn Seehusen: It’s great to dispel some common misconceptions about the home buying process. The number one thing we hear is, “This was way easier than I thought it was going to be.” Many people approach the table with the notion that the process is daunting and they’ll need to handle many things independently. However, clients are often pleasantly surprised to learn about the full extent of a real estate agent’s role, which includes helping with inspections, liaising with lenders, and managing crucial dates and deadlines.
Joe Seehusen: Our role is, in essence, to alleviate the stress from our clients. It’s all about setting clear expectations and being there for every step—inspecting the house, understanding the age of the systems, and ensuring you’re informed throughout our time together. We aim to make transactions as smooth as possible.
Kathryn Seehusen: Financial aspects can also hold misconceptions. Not everyone realizes that you don’t necessarily need to come up with all the funds on your own. Family and friends, along with down payment assistance programs, can offer support. Also, openly discussing your homeownership goals can lead to valuable advice and resources from others in your life.
Joe Seehusen: Exactly, and it’s quite common for parents to gift down payment funds to their children. We also observe many couples opting to invest in a home rather than spending on a lavish wedding.
Krista Reuther: Indeed, it’s about being open with your goals. Sharing your intentions to buy a house can sometimes result in unexpected support, like receiving a pre-inheritance gift to help with the purchase, as happened with a colleague of mine. Being vocal about your goals is essential; while not everyone can contribute financially, they might offer invaluable guidance or refer trustworthy real estate professionals.
Now, a question has come up regarding where Joe and Kathryn practice, which could be of interest to participants looking for agents in specific areas.
Kathryn Seehusen: Our primary area of service is the Denver Metro area, including the seven surrounding counties, with a particular focus on the northwest regions near Arvada. Generally, we guide clients within the area west of I-25, ranging from Boulder to Littleton. We do occasionally venture further out, as far north as Fort Collins and as far south as Castle Rock, depending on specific circumstances and our availability at the time.
However, don’t worry if you’re looking outside these areas. We have a vast network of real estate professionals who share a similar mindset and approach, valuing genuine care over typical sales tactics. If we don’t have someone readily available in your area, we’re committed to helping you find and interview top agents to ensure you receive the best possible care and service.
Joe Seehusen: Denver is a unique place where many residents are transplants from other areas, and there’s a significant amount of mobility in and out of the city. Whether people are moving to Denver to be close to family or relocating elsewhere after some time, we’re well-connected to assist with real estate needs across the nation.
Krista Reuther: It’s great that you offer such extensive support both locally in Denver and beyond, leveraging your professional network to help clients wherever they may be. Your willingness to extend your services and resources to help others find the right agent is truly commendable.
Kathryn Seehusen: Regarding first-time buyers’ reflections, two main things come up. Firstly, during COVID, it was tough for first-time buyers because of the competitive market driven by low-interest rates. Buyers sometimes felt they had to settle on a home that wasn’t ideal because they were forced to rush due to the competition. Now, with a more buyer-friendly market, there’s no need to make rushed decisions, and buyers can take their time to consider their options more thoughtfully without competing against so many offers.
Another common point is the significance of the home inspection process. Some buyers express they did not pay close enough attention, leading to missed insights that may have influenced their purchase decisions. We try to be thorough, educating clients on the costs of major repairs and modifications, like replacing a roof or removing a wall. It’s essential to take the inspection seriously and consider whether the property aligns with your needs and budget after any desired changes.
Additionally, choosing the right location is vital, as it’s one detail about your home that can never be changed. In the rush of the past few years, some buyers didn’t realize the impact of smaller details, like being further from a grocery store or adding ten minutes to their commute, until after they moved in. Our approach is to have clients clearly outline their non-negotiables and hold them accountable to prevent them from making compromises that they may later regret. We urge buyers not to feel pressured, either externally or internally, into making a hasty decision, but to take their time finding the right fit.
Joe Seehusen: It’s important to find a real estate agent with whom you have a compatible communication style. If you don’t feel comfortable after initial interactions, don’t hesitate to talk to another agent. It’s crucial to work with someone attentive, who responds well to your needs, and with whom you feel at ease.
Kathryn Seehusen: We also suggest that buyers get acquainted with various neighborhoods by visiting open houses and understanding the various home features in their price range. This helps form a realistic picture of what’s available and may introduce buyers to areas they hadn’t considered.
Joe Seehusen: Remember, we’re a resource for you. So if you have any questions or need assistance finding a good agent, we’re here to help.
Krista Reuther: We will include a link in the follow-up and within the deck to help everyone connect with the right agent. Thank you both for your invaluable advice on ensuring a smooth home-buying experience. Now, let’s move on to any additional questions from the audience.
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