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看了几位关于房地产投资的帖子，咱也来献一记。
如果你已经投资房地产，积累了一些资金，现在市场不长了，处于平稳或微跌的情况怎么办？
我用一个现在还在实际运行的一个项目来说明：下面是一个三层的楼房，总共有45套CONDO。我和我的合伙人在今年6月份从一个人手里买下其中的24套。价格总共一百零五万。
我的策略是赚批发和零售的差价，这样不需要市场上升(当然上升更好)。从七月一日开始上市卖。到今天为止共卖掉了八套，外加一 ACCEPTED OFFER。价格从6万4千到6万9千5百。MORTGAGE借了70万(30% down payment)，现在已经降低到了23万。现在卖到的所有收入都被银行拿去。还需要卖掉4套就可将MORTGAGE降低到零。
去掉所有费用，每套 大概能赚1万多，所以项目完成希望能有30万的毛利。当然，不到卖完不算数。
看上去简单？其实不然。首先，要花很多时间找合适的项目。其次，银行对大项目要求比PRIMARY RESIDENCE 或单个CONDO 要严很多。在卖的过程中，每天要鞭策AGENT。
再就是，This is one million dollar risk. 心理压力很大。所以GUTS 很重要。小时候读毛选，说是要“敢于胜利，善于胜利”，老是对“敢于胜利”不太理解。现在切身感受到了：给你一个大项目，你有能力做，也看得到利润，还是大部份人不敢做。
很多朋友，只要买自住房有几年时间的，都是有购买力的。
我怎么开始的，和一些八十年代末九十年代初拿几百美元来北美的一样。先上学，再工作。99年买自己住的房，之后每年都大大小小买一个。最后突然发现有了规模效应。五月份卖掉第一个投资房，用赚到的钱买现在这个BUILDING。对大项目来说，刚刚新手上路，愿得到各方高人真言。
PS:
1. Removed subject for #9 on January 17, 2007. The offer was accepted on Juanuary 4. The original subjects removal date was January 12, but the buyer had problem for financing. The date was extended to January 16, and today the subjects were finally removed. The buyer had problem with their bank and evetually had to go to another bank to get financing. This unit is a two bedroom unit, final price was $82,000. Mortgage will be reduced to $155,000 once this unit is completed. (Updated January 17, 2007)
2. Accepted offer for #10 on January 13, 2007. Subject removal date is set for January 25, 2007. Two bedroom unit, price settled at $82,000. Waiting for now..... (Updated January 17, 2007)
Subjets were removed on January 23rd, 2006 (Updated January 28, 2007).
如果你已经投资房地产，积累了一些资金，现在市场不长了，处于平稳或微跌的情况怎么办？
我用一个现在还在实际运行的一个项目来说明：下面是一个三层的楼房，总共有45套CONDO。我和我的合伙人在今年6月份从一个人手里买下其中的24套。价格总共一百零五万。
我的策略是赚批发和零售的差价，这样不需要市场上升(当然上升更好)。从七月一日开始上市卖。到今天为止共卖掉了八套，外加一 ACCEPTED OFFER。价格从6万4千到6万9千5百。MORTGAGE借了70万(30% down payment)，现在已经降低到了23万。现在卖到的所有收入都被银行拿去。还需要卖掉4套就可将MORTGAGE降低到零。
去掉所有费用，每套 大概能赚1万多，所以项目完成希望能有30万的毛利。当然，不到卖完不算数。
看上去简单？其实不然。首先，要花很多时间找合适的项目。其次，银行对大项目要求比PRIMARY RESIDENCE 或单个CONDO 要严很多。在卖的过程中，每天要鞭策AGENT。
再就是，This is one million dollar risk. 心理压力很大。所以GUTS 很重要。小时候读毛选，说是要“敢于胜利，善于胜利”，老是对“敢于胜利”不太理解。现在切身感受到了：给你一个大项目，你有能力做，也看得到利润，还是大部份人不敢做。
很多朋友，只要买自住房有几年时间的，都是有购买力的。
我怎么开始的，和一些八十年代末九十年代初拿几百美元来北美的一样。先上学，再工作。99年买自己住的房，之后每年都大大小小买一个。最后突然发现有了规模效应。五月份卖掉第一个投资房，用赚到的钱买现在这个BUILDING。对大项目来说，刚刚新手上路，愿得到各方高人真言。
PS:
1. Removed subject for #9 on January 17, 2007. The offer was accepted on Juanuary 4. The original subjects removal date was January 12, but the buyer had problem for financing. The date was extended to January 16, and today the subjects were finally removed. The buyer had problem with their bank and evetually had to go to another bank to get financing. This unit is a two bedroom unit, final price was $82,000. Mortgage will be reduced to $155,000 once this unit is completed. (Updated January 17, 2007)
2. Accepted offer for #10 on January 13, 2007. Subject removal date is set for January 25, 2007. Two bedroom unit, price settled at $82,000. Waiting for now..... (Updated January 17, 2007)
Subjets were removed on January 23rd, 2006 (Updated January 28, 2007).
评论
pretty_woman
2008-12-01 14:10:19
回复
悄悄话
any business is silimar. You need to have "guts" to take risk. Everyone have same money same degree at the begining however after 10 years everyone's life is very different.
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