You can own your own home or investment property now without Down Payment, Bank Qualifying or Credit Hassles …your own home or investment property. Think about this: As a prospective buyer, can you be turned away because…
- You are new on the job?
- You are self employed?
- You are burdened with a credit history that haunts you
- You lack a down payment?
- You are cursed with former bankruptcy, repossession, foreclosure, offers in compromise, marital dissolution, etc.
Are you simply a prudent buyer with good credit and sufficient down payment; but would prefer not to commit to a thirty year mortgage of spending a bunch of cash on “dead equity” in real estate?
Are you in need of tax deductions to neutralize your income, but prefer not to use your cash or credit to acquire real estate?
You can discover the secret of home or income property ownership without any of the traditional obstacles!
You can begin immediately to enjoy all the many benefits of real estate ownership without mortgage loan or credit qualifying, or standard down-payment requirements.
The Equity Holding Trust System provides:
- All incidents of ownership via loan payment assumption, without a lender’s due-on-sale violation (even with non-assumable loans).
- A legal “Subject-To,” without the necessity of the buyer being on title and risking the property to judgment creditors or IRS tax liens.
- Freedom from the need for subterfuge, deceit or “quiet documentation.”
Through our Nation-Wide Professional Network of Realtors (R), and Professional Investors, there is never a shortage of immediately available properties:
HOW IT ALL WORKS…
A. STEP ONE: A would-be “seller” places his/her property into a beneficiary directed, title-holding land trust with a third party corporate trustee. Although the use of the land trust in our context is to effectively provide the safest and most secure means of transfer of ownership interest: the land trust itself can be employed for myriad other reasons. Here are just a few of them:
- For privacy, estate planning, probate avoidance and assets protection
- To enable one to convey all tax benefits to any party in the transaction that he/she would choose…without title transfer…in order to command 150% higher rents and eliminate all costs of vacancies, management, maintenance, etc.
- To avoid compromising the due-on-sale clause in the underlying financing relative to owner-financed transfers
- To shield the property from virtually all legal threats and potentialities: from marital disputes and creditor judgments to BK’s and tax liens
- To make your purchase by payment-assumption simpler and easier, since the seller can be so well protected while staying on the loan, and never have to worry about you or the collection and disbursement of payments. And neither does he ever have to put your name on title? until you’re ready to sell or Re-Fi
- To make your selling (or other disposition) easier, since the buyer can be so well protected while assuming payments on existing financing… without a Down (if you so choose) and without bank financing and stringent credit requirements
- To make “sandwiching” easier, since the investor in a two-tier PACTrust(tm) needn’t ever be concerned about the potential for untoward or illegal actions by, or personal problems of, the person remaining on the loan: or of the person living in the property and making the payments
- To make eviction faster and easier, since no defaulting party can not claim “equity” to thwart or forestall Foreclosure, eviction or Unlawful Detainer
- To shield the buyer against illegal or illicit Foreclosure or Unlawful Detainer by the Settlor or Non-Resident Beneficiary without just and appropriate cause
- To allow for the collection of as high a security deposit as you want without being restricted by legislation to just a “first and last”…a PACTrust(tm) Contingency Fund can hold one payment or twenty payments, if you want
- To shield the investor from unfair and highly biased and restrictive Landlord/Tenant laws and regulations
B. STEP TWO: A co-beneficiary interest in the trust is assigned to a would-be buyer (YOU…a would-be real estate investor, or would-be homeowner). This assignment is done versus a sale or transfer of the property’s legal or equitable title in order to shield the property from all forms of attack by creditors or dissent among beneficiaries (title is held by a bona fide third-party trustee for the shielding of the property and for the mutual benefit and protection of all parties).
C. STEP THREE: In a completely separate action and with Then the assignee (now a co-beneficiary) in order to gain possession and tax benefits leases the property from the trust on a “triple net lease” basis (i.e., refers to a lease that contain a contractual obligation to pay all costs of ownership and possession: i.e., interest property tax, insurance, etc.), thereby having succeeded in obtaining 100% of ALL the benefits of real property (home) ownership…and then some*:
- Full income tax write-off for mortgage interest
- Full income tax write-off for property taxes paid
- Equity build-up resulting from principal reduction in the underlying mortgage loan
- Potential for profit from appreciation in the property’s market value over time
- 100% of the property’s Use, Occupancy and Possession
- The right to sell, sublease or rent out the property (or do nothing) with concurrence of all trust beneficiaries
- *Protection from a deflation of property value (at the end of the specified trust term, should the property have lost value, the resident beneficiary is free to walk away and pay nothing further…without penalty.
- *Privacy of ownership: i.e., all ownership is secret, silent and unrecorded in the public record
- *A shielding of one’s property from the ravages of creditor liens, tax lines, lawsuits, bankruptcy claims, marital dissolution issues and Probate
- *The ability to buy with minimal up-front cost, without new mortgage financing and without compromise of the existing lender’s alienation (due-on-sale) admonitions.
An investor using the Equity Holding Trust(tm) System can acquire properties without down payment, loan qualifying, or credit application, while avoiding: negative cash-flow, vacancies and management and maintenance costs…even the costs of insurance, property and monthly payments are covered by someone else. As a real estate investor, the EHT allows one to relax while acquiring unlimited numbers of cash-flowing properties (even over-encumbered properties), with all these benefits, as well as all the following profit centers:
- Up front monies collected at start from and incoming resident co-beneficiary
- Existing equity at start
- “Bumped” equity. That is: the true value of the property at start can be adjusted upward (“bumped”) with respect those less than “standard” buyers who come in with minimal cash and no, marginal or bad credit (NOTE: the absence of good credit is compensated for in the EHT by virtue of the ease of eviction, and by the in-coming party’s posting of a Contingency Fund of one or more aggregate monthly payments to be used in the event of the necessity of repairs or eviction and dispossession)
- Equity build-up from principal reduction,
- Future appreciation potential
- A positive cash flow throughout the term
- Sale of the income tax write-off for mortgage interest and property (can quintuple net rental income)
- The passive tax write-off (Depreciation) throughout the term of the agreement
- A complete absence of negative cash flow, management costs, maintenance expense, repairs, upkeep, taxes and insurance.
- Avoidance of capital gains tax imposition for the “seller” upon creation of the land trust and the EHT transactions
- Avoidance of transfer and conveyance tax (stamps) upon acquisition or disposition of the property.
In a typical EHT transaction, the contract provides for the resident beneficiary to either sell or refinance the property, and pay the investor all monies due from of the proceeds of such sale or other disposition at that time. The sale price at termination is agreed in advance to be whatever the FMV is determined to be at the time, MINUS any moneys owed to the acquiring party by virtue of its beneficiary interest in the underlying land trust. Such sale price is agreed to be determinable at the trust’s (and lease’s) termination by a mutually acceptable appraisal (disagreements settled by the dissenting party right to order a full M.A.I. appraisal).
For further information contact us at 1 800 409 3444