 Why we love Huntsville, Alabama for turnkey rentals. Just a 90 mile drive on the I-65 heading north from Birmingham will get you at Huntsville Alabama. Having a population of about 431,800, Huntsville is smaller than Birmingham, however it is rich in high paying employment with a large concentration of companies in the Aerospace, Technology and Defense sectors. With a growing working population, Huntsville is the perfect environment which has the attention of real estate investors. The city also known as “Rocket City” has played a vital role in the development of space technology since the 1950’s. The beauty and charm of Huntsville makes it a city of comfort and hospitality. Economy USA today touted Huntsville as “one of the top communities leading the economic recovery,” while Money magazine named it “one of the nation’s most affordable cities.” The cost of living is 6.2% below the national average. Job and population growth have been steady of the past few years. The unemployment rate of 5.9% is also well below the national average. Economic diversity is a key factor in the stability of the Huntsville. The top employer is the military with over 31,000 jobs at Redstone Arsenal. The local hospital systems and NASA Marshall Space Flight Center are the next largest employers. Approximately 50 of the fortune 500 companies, from GE to Lockheed Martin, Level 3 Communications, AT&T and Verizon have a presence in the Huntsville area. Toyota has a manufacturing plant where by 2015 their total investment will exceed $850 million. In 2013, this facility produced a record 540,000 engines. Finally, Huntsville boasts the nation’s second largest research park in the nation and 4th largest in the world. Cummings Research Park is a leading model for transforming research into business success. There is a vibrant mixture of fortune 500, local and international high-tech companies. Cummings Research Park is the center of attention for research and technology. Taxes Alabama is ranked 24th in the USA for tax burden states, which is a good thing for investors:
This is one of the reasons why Huntsville contains 46 Fortune 500 Companies including: General Electric, AT&T, Verizon, IBM, Boeing, Wells Fargo, Target, Comcast, UPS, Cisco etc. Housing Like most of Alabama, Huntsville enjoys lower tax rates to help with ROI. Renters take up about 38% of the market. With the steady job market and population, this allows investors with quality homes to attract solid, long term tenants. The average home age is 34.1 and the average home price is approximately $125,000. With distressed homes selling at a 44% discount, this is a great environment for flipping or a buy and hold strategy. History and Culture Huntsville was established in 1809 and in 1811 became the first incorporated town in Alabama. Rich in Civil War history, Huntsville was initially opposed to secession from the Union. Eight Civil War generals were born in or near Huntsville and were divided equally among North and South. Huntsville was spared the burning of many southern cities as it had a strong Union Army presence.Munitions facilities were developed during World War II and Redstone Arsenal became a driving force in the community after the war. In the 1950s and 60s, Huntsville played a key role in the development of the U.S. Space Program. The Space and Rocket Center is today a key tourist attraction that substantial revenue to the area. Over 1500 pieces of space memorabilia can be seen at there. Huntsville also has many parks, arts, and cultural facilities and has been named one of the top areas in the country for working retirement. About Auxo Homes: We do all the hard work. We connect you, the investor, with our best sourced properties and management companies to provide some of the coolest hands-off investing opportunities we know about. We have built a team over the years to create with turnkey rental properties—all the work (rehab, tenants, and management) all done for you, all you have to do is buy the property! Don’t worry, we help you through the due diligence. We can even help you get financing! How you can make money with rental properties. Rental properties provide passive income, meaning you have to manage them about 4 hours per month or less! Owning a turnkey rental property is no different than owning any other kind of rental property, except all of the work is done for you. You just collect your profit each month! How Can Auxo Homes can help you? We source the properties, renovate the properties, put great management in place and get a great tenant. During the purchase we hold your hand through the whole process. We have personally buy properties in the same markets and use the same people we connect you with, so we’ve ‘been there, done that’. You tell us! We are here for you, however you want us. Why should you work with Auxo Homes? The team members of Auxo Homes are passionate about real estate, & are all investors. It is important that we partner with other investors as we view it as a chef that eats their own cooking. We aren’t just some sales gig trying to get you to buy things, we really focus on your goals. Is passive turnkey investing right for you? Maybe not. If it isn’t, we won’t lie and say it is. We are more focused on the end game, which actually isn’t real estate, It’s lifestyle design. Meaning, we believe everyone should be able to live the life of their dreams. Passive income is the best way to do that because you don’t have to work for your money repeatedly, you make as in real estate you make money on the buy. Real estate investing has many advantages and happens to be one of the best vehicles for passive income, which is why we focus on it!
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 ||THE SECRETS GURU'S DON'T WANT YOU TO KNOW|| THE WHOLESALING BLUE PRINT BY THE GODFATHER OF WHOLESALING|| by Kenny Rushing
50 Ways To Dominate Your Local Wholesale Market “It’s As Easy As Turning On A Light Switch” 1. Assignments: Don't rely on just assigning the contract forever. Use them to build up working capital and then buy the houses for cash to sell for top dollar. When you only use assignments the clock is ticking by every passing day. The deal may be a good deal. However if you don't find a buyer in time you could be losing out on profit if you bought the home with cash and waited patiently to find a buyer. 2. REO Agents/Brokers: Build relationships with REO agents. Be prepared to give them 100% of their commissions, and possibly doing a few other things under the table that I can’t talk about on this wall (but are very common if you want to get an upper hand on your competition). 3. Foreclosure Auctions: If you have cash or a partner that will fund your deals bid on local foreclosures either LIVE or you will have to bid online. Make sure not to over pay. 4. Private Sellers: You can Prospect for profit to find vacant houses, write down the address, find the owner in public records and contact them either through www.whitepages.com or calling 411 to get their phone number. You can also send them a letter/post card offering to buy their home. Or you can locate F.S.B.O homes and contact them offering quick cash for their house 5. Create a Marketing/Advertising Campaign: make yourself stand out from the rest, in 2001 I came up with the “Cash in 3 Days For your house” campaign (before all the copy cats of course). The better your campaign the more response you will get. Make sure it solves the problem of the homeowner. 6. Bandit Signs: Put massive bandit signs everywhere, on busy intersections, on your wholesale houses, in front of your competitors office (Lee Kearney LOL) in front of Home Depot & Lowes, everywhere (at least 200 - 500 month). Make sure to get a Google number so the local bandit police doesn't track you down. 7. Wrap Your Automobile/or magnetic signs: Put a wrap on your car and wrap up profits like I did in 2002 before you seen one. 8. Craigslist/Postlet: Advertise your good finds to sell, also look through them to find good deals to buy 9. Create a website/ squeeze page: Give away a free report “How to Buy Dirt Cheap Houses for Profit” as a lead magnet to get them to opt into your list, then put them on your email list 10. Contact All Short Sale Companies: tell them to call you after they get a short sale approval for quick cash 11. Facebook: Advertise on your wall, and create a geo –targeted campaign on Facebook to buy/sell houses 12. Google Adwords: Create an account and advertise wholesale properties, buy the right key –words , I was advertising on Google back in 2003 and chrushing it (thanks LLyod) 13. Build a Bird – Dog Team: pay them handsomely for their good finds 14. Press Release: Continue to pump out a PR campaign about what your company is doing in the community. you don't just buy houses, you help people and give back unselfishly 15. Estate attorney: Build relationships with them to offer to buy their clients probate homes 16. Title Companies: Find a title company that you can use, but also find out who is buying in the market and lending money so you can tap into their resources 17. HUD Homes: Build a relationship with a HUD home agent to bid on their properties 18. For Rent Signs: call every for rent sign and build a relationship with the landlord, he may want to buy more houses or sell his 19. Foreign Investors: Advertise a PPC campaign in Europe, Canada, and Asia, foreign buyer’s love American real estate and will pay more 20. Connect With Churches: Let them know you buy houses cash if their congregate need to sell them and then make a donation to the church 21. Funeral Homes: Let them know you buy houses cash and will pay them for any leads 22. Cherry–Pick Bulk REO’s: Choose the best deals from the package in areas you like. 23. Code Enforcement Department: Buy their list and send a post card to all the seller’s who are having Code Enforcement issues with their homes 24. Loopnet: Subscribe to loopnet, advertise your wholesale deals top their network of buyer's 25. Subscribe to a Local Lis Penden Directory: Send letters to everyone in pre- foreclosure or do engage in a door knocking campaign 26. Bankruptcy Attorney’s: Contact them and let them know you buy houses cash and will pay them a fee if they send you over leads 27. Foreclosure Defense Attorney’s: Send them postcards to offer your services to buy their clients homes who are facing foreclosure 28. Divorce Attorney’s: Build a relationship to let them know that you can buy their clients homes and pay them a referral fee 29. Real Estate Attorney’s: Let them know you buy houses cash, maybe they have clients trying to sell them . Also ask if they loan money. Most real Estate attorney’s are also private lenders . 30. Cash Buyer’s : Subscribe to a directory that offers cash buyers that have close deals in 30 -60 days with cash. 31. Flyers” Put your business cars and flyers in stores, laundry mats, resturants, barber shops, beauty salons and everywhere else people frequent 32. Newspaper Ad’s: At least advertise “We Buy Houses Cash” in the Sunday edition if nothing else 33. Local Blogging; Blog about your campanies service on local real estate sites 34. Expired Lising’s on MLS: A very good source for motivated seller’s (talk to the agent) 35. Tax deed Auctions: These properties can be purchase at the auction to re –sell wholesale to other investors. You may have to do a quiet – title on the homes and this will take 45 -90 days 36. Property Management Company: Contact them to ask if they have a client looking to sell their property for cash 37. Receivership: Contact all companies that are acting in the capacity of a receiver and offer to buy the properties 38. Public Auctions: Several times a month you will see a public auction in the local newspaper, attend the auction and buy homes using your cash partners money if you don't have any money 39. Churches: Contact local churches, send them a post card, many times churches buy homes in run down neighborhoods, either to revitalize the community or pass them on to the highest buyer,. I once bought a house for $9,000 from a church and sold it for $24K in as- is condition 40. Bus Stop benches: Are used for visual (You must have at least 12 to make an imprint all in one targeted area. Don’t use just one it won’t work) 41. Radio Ad: This is used for branding your message, use 15 sec for short quick attention getters and 30 - 60 sec for more informative 42. Traffic Billboard: These are use to make a statement. Here I am! Deliver a quick attention getting message 43. TV commercial: Are used to say “I’m on TV” people connect to others on TV as it gives a perception that you are a star (and you are 44. Door knob Ad: Leave it on their door if they are not home 45. Staple Gun: use it to staple your card on the vacant house 46. Lands Available List: Buy these properties for the back taxes owed 47. Estate sales: Buy these properties from heirs that don’t want them and re- sell them wholesale to other investor’s 48. Re –sell on MLS: List your properties on the MLS to attract more eyes and build up a buyer’s list. Never hurts to get your license if you want 49. Mailman: Give them a card and let them know you pay referrals for house leads 50. Asset manages from Local banks: Build a relationship with them and let them know you buy local houses BONUS: 51. Real Estate Promoter: Build a relationship with a cash partner to fund your deals. I pay $1,000 transaction fee's and 1% month 52. Direct Mail Campaign: Buy a absentee owner list in your geo - targeted area and send direct mail or postcards, you can use listability, corelogic and many others to pull your list and Click2mail to send the letters For more information on how you can dominate your local market log onto kennyrushing.com            3 bedroom 1300 sqft ranch style home in highly sought after street. Features a large semi-private back yard with trees • The location of this home is within minutes drive to shopping , Hospital, Sports Plex, Park, and Downtown. • Dark Hardwood floor on main level and laminate and ceramic downstairs. • large back yard • And for children, the house is located only minutes from the school • The neighbors are professionals – some retired, and some raising their young families • House is only 2 years old not even broken in. • Brand New Fridge, stove, dishwasher, washer and dryer • 1 1/2 bathrooms VIDEO TOUR  New study shows a third of all Illinois and Chicago homes are in mortgage trouble A new study by housing data provider RealtyTrac shows Illinois and Chicago remain particularly hard hit by the nation’s real estate crisis, with as many as a third of all homes considered “deeply underwater”. The U.S. Home Equity & Underwater Report for December 2013 showed Illinois was one of the highest states nationwide for residential properties considered deeply underwater, with 32 percent of all properties so designated. Only Nevada (38 percent) and Florida (34 percent) were higher. Homes considered deeply underwater carry a loan-to-value (LTV) ratio of 125 percent or more. That means that if the homeowner were to sell a property at full value, the purchase price would not cover the full amount of the outstanding loan. The study also found Chicago continues to suffer a glut of distressed homeowners and properties, with fully a third of all properties considered deeply underwater. According to RealtyTrac, more than 700,000 properties in the Chicago-Naperville-Joliet metro area had a LTV ratio of greater then 125 percent. Within the city limits, some areas of Chicago struggle worse than others with housing issues, particularly foreclosures.
A 2013 study of the first half of the year by the Woodstock Institute shows a key section of the southwest side of the city contains a particularly strong concentration of foreclosures. The Chicago City and Regional Foreclosure Activity report shows two adjacent wards on the Southwest Side—the 13th and the 18th—had the highest levels of properties with foreclosure filings in the first half of 2013. Both showed 254 foreclosures for the period. The 13th Ward is represent by Ald. Marty Quinn, and the 18th by Ald. Lona Lane. The 13th Ward also covers parts of the Illinois 22nd House District, which is represented by powerful Speaker Mike Madigan. Across the nation, the housing crisis brought on by the 2008 collapse of real estate prices continues to slowly improve, although markets in much of the country remain depressed. The RealtyTrac report found 9.3 million U.S. residential properties were deeply underwater in December, down from 10.7 million in September. Yet Las Vegas, Orlando, Detroit, Tampa and Miami all had percentages of deeply underwater properties higher than Chicago. The National Association of Realtors reported existing-home sales fell in November, although the organization said median prices continue to show strong year-over-year growth. Source: http://www.nbcchicago.com/blogs/ward-room/Real-Estate-Market-in-Illinois-and-Chicago-Still-in-Crisis-239482491.html#ixzz2qIfSRvJs Apartment Buildings Are An Investor’s Dream Million dollar dreams are only an illusion without the proper vehicle to attain it. If you’re a serious investor looking for a way to obtain more wealth without the hassle and risk of building your financial empire one house at a time, then apartment investments are just the thing you’re looking for. With regards to cash flow, apartment complexes are by far, the most lucrative deal that is within the reach of private investors. Here’s why.   While buying single family rental properties has become the darling investment strategy of Wall Street, it may not always make sense for individual real estate investors — particularly in some markets already picked over by the large institutional investors. But there are still markets where the numbers work for the conservative, individual investor looking to purchase foreclosures and other homes as single family investment properties. RealtyTrac developed a list of the 20 best markets nationwide for purchasing single family rentals by analyzing median sales prices and average rental rates for 3-bedroom homes and using that data to calculate capitalization “cap” rates and average cash flows. 
Shifting With the Market Good opportunities for single family rentals are available in nearly every market across the country, it just may be harder to find them in higher-priced markets like Orange County, Calif., where real estate investor Lin He is based. “I bought a number of rentals in OC a couple of years back, but now I am getting some smoking deals in Los Angeles and the Inland Empire (Riverside and San Bernardino counties in Southern California),” he wrote in an email. “I just picked up a triplex and a single house on one lot in LA for $217k. Its gross rent is close to $6,000. That’s a heck better than 1 percent rule (see explanation of this rule in methodology below).” Calculating Cash Flow and Cap Rates Cash flow is simply the difference between the income produced by the property in the form of monthly rent and the costs associated with the property: mortgage payment, property taxes, insurance, repairs, etc. Positive cash flow is always the goal, and negative cash flow is best avoided. The cap rate is the percentage that the net annual income produced by the property (monthly cash flow multiplied by 12) represents of the original purchase price paid for the property. For example a home purchased for $100,000 that generates $500 in positive net cash flow each month would have a 6 percent cap rate ($500 multiplied by 12 is $6000, which is then divided into the original $100,000 purchase price). To calculate cap rate and cash flow, we assumed a 20 percent down payment and a 4 percent interest rate to come up with an estimated monthly mortgage payment. Based on feedback from real estate investors we subtracted an additional 40 percent out of the gross monthly rental proceeds for property taxes, insurance and repairs. 
More on Methodology We limited the list to metro areas with a population of at least 200,000 where the necessary price and rental data was available and then further restricted the list to markets where the average monthly gross rent of a 3-bedroom home was at least 1 percent or more of the median sales price in that market (using an old rule of thumb that many veteran real estate investors simply refer to as “the 1 percent rule”). We then sorted the list by the cap rate, highest to lowest and selected the top 20 on the list. Property Particulars Important While the 1 percent rule and the 40 percent rule mentioned above are useful to provide “general overall initial calculations,” veteran real estate investor Tony Alvarez cautioned that the particular characteristics of each property purchased must be taken into account to determine the true return on investment. “You must address specifics of the properties being analyzed or compared such as, are the properties we are considering only single family residence, what is the age, quality of construction, level of past maintenance, physical location within a given neighborhood, will the owner be paying any portion of the utilities such as water, electric, gas, trash or Home Owner’s Association dues,” he wrote in an email. Alvarez noted that in the more than 30 years he has been investing, he has owned and rented hundreds of units ranging from small single family residences to higher-end oceanfront condos in Santa Monica and large apartment buildings and commercial shopping centers. “The bottom line is, the best rental property for an individual to buy is the one he or she both understands best and is able to manage most efficiently and effectively,” he said. “The rest is basically just conversation.” 
 5 Signs We’re Not in A Real Estate BubbleIf you’re following real estate headlines, you might be getting worried we’re entering another real estate bubble. Here are some of the headlines I’ve run across recently, “Signs of new housing bubble in several areas”, “Wall Street Buying Adds To Housing Boom. Is A New Bubble On The Way?”, “From Brooklyn to California, Housing Bubble Threat Grows”, “Warnings of the Next Housing Bubble Have Already Started”, “The Housing Bubble Goes Mainstream”.
These headlines can be very disconcerting to real estate investors, especially with wounds from the previous bubble still very fresh. But if we take a close look at some of the claims made by housing market bears here’s what the cold hard facts will tell us. 1.Homebuilding Stocks Too Far, Too Fast? The S&P 1500 Homebuilder group hit a low in August 2011, since then it is up 170%. In the short-term these stocks have had a meteoric rise, but it is still down a whopping 55% from the high reached in 2005. Bubble Concerns Warranted: NO 2. Peak Homebuilding and Sales Activity? The most recent data from January 2013 shows single-family housing starts are about 65% below the peak hit during the boom. And if you look at long-term averages since 1962, they are roughly 40% below this average. If we look at existing home sales, the current levels are about 30% below peak levels. Bubble Concerns Warranted: NO 3. Residential Fixed Investment (RFI) In Q4 of 2012 RFI turned positive adding 0.4% to GDP growth after being negative since 2005. But again if we look at the long-term average since 1995, RFI needs to increase another 40% just to hit the average. Bubble Concerns Warranted: NO 4. Less Distressed Foreclosures and short sales are an important component when evaluating the health of the real estate market. What does the data tell us? According to RealtyTrac, notices of defaults, scheduled auctions, bank repossessions and other filings fell 28% in the past year.and new foreclosure filings are at their lowest levels since June of 2006. However, foreclosure filings are about twice the pace they were in 2005. Bubble Concerns Warranted: NO 5. No More Negative Equity For You Now that housing prices are rising again in most areas, nearly 2 million homeowners have been freed from negative equity over the last year says Zillow. But with the number of homeowners underwater at 13.8 million there should be more that enough room for the real estate recovery to continue. Bubble Concerns Warranted: NO So there you have it. Looking at the cold hard facts indicates the housing rebound is entrenched at this point, but there should be plenty of room for it to run. Read the full article “10 Signs We’re Not in Another Real Estate Bubble (Part 1)” by Louis Basenesehere. Ninja Tip: Have a script ready with what you want to say and common questions you get asked. Stay tuned for my next blog on what to do once you have tons of cash buyers. P.S. Click here to JOIN OUR VIP BUYERS LIST  Step 1- Set your Outcome: How many cash buyers do you want to have and by when. You should at least try the strategy for 30 days straight. Step 2 - Focus: How much time per day can you put towards only finding cash buyers. Remove all distractions, TV, Email, phone, Facebook etc. Ask yourself, "Is what I'm doing right now getting me closer to my goals?" Step 3 - Energy : Be willing to do what the average person wont do. I.E. going outside your comfort zone, constant positive attitude, no excuses etc. Step 4 - Leverage: Other peoples time, reputation , money experience. Get a mentor, get someone to help you, 2-4 people are better than one. Make a competition out of it who can find the most cash buyers. Step 5 - Commit: Don't quit. Have an accountability partner that reminds you of your goals everyday. Review your goals and plan twice a day.  In my opinion, the fastest way to build your buyers list is to get on the phone and call people. Avoid online at first. A lot of cash buyers are also too busy working to be searching for people online which makes you a VALUABLE asset to their team once you find them. Outcome is: 50 Cash Buyers ready to buy properties. Action Step: Contact 100 Real Estate professionals and get add them to your list. The benefit to them is, if they refer a cash buyer that closes on a property you have under contract they will receive a lead generation fee/present of your choice. Also ask for 3 Referrals to call. Contacts per day: 14 (with leverage you can get that to 3-5 calls per day or zero) Process: speak to 10 x each profession per week. 1) Contractors, Tradespeople 2) Real Estate Lawyers 3) Home Depot/ Lowes, hardware employees 4) Insurance Brokers 5) Building Inspectors 6) Wholesalers 7) Hard Money Lenders 8) Real Estate Brokers and Realtors 9) Buyers at Real Estate Auctions 10) Bankers ( Secret Weapon ) After 1 week you should be at your goal of 50 cash buyers/investors. Ninja Tip: Have a script ready with what you want to say and common questions you get asked. Stay tuned for my next blog on what to do once you have tons of cash buyers. P.S. Click here to JOIN OUR VIP BUYERS LIST  |
About AuthorAuxo Homes is an asset management of the company portfolio of emerging markets. The majority of his investments are made in single family rental properties. Categories
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