| How to Invest in Mortgagee in Possession & Distressed Property
If a homeowner stops making mortgage payments, the lender through legal action can take possession of the property. If the lender is forced to repossess the home, the lender then needs to sell the property without fuss to recoup what is outstanding on the loan.
Distressed property is not always sold by the mortgagee in Possession. Paul Flynn Property Group will often find property developers, administrators, liquidators, receivers and individual property owners under financial stress. This is well before the lender repossess. They may have a change in circumstances and are desperate for cash flow and to get a quick sale often prepared to sell at below market value.
A mortgagee-in-possession or distressed sale often represents an opportunity to purchase at a substantial discount to market value. Note – This is not always the case and if there are a number of investors bidding on the property it may even sell for more than market value. You must have a clear purchasing strategy and stick to it. For this reason our investment professionals at Paul Flynn Property Group will help you formulate a property investment strategy that will set you up for success.
Purchasing a property at below its market value – you are instantly creating equity from day one. (the difference between the loan amount and the property’s market value). Please see our separate article about “Home Equity”.
How do You Find Distressed Sales &
Mortgagee in Possession Properties for Sale?
Lenders often don’t advertise mortgagee-in-possession sales, they often go out to the whole sale buyers like “Paul Flynn Property Group”. Over 30 years Paul & Santosh” have built up a vast network and resources that can tap into to locate these properties for our clients. We regularly get advance notice of owners in distressed positions before they are public knowledge.
Lenders are in the Business of Lending Money
– Not Owning Real Estate
For this reason, the lenders’ main focus is simply recouping their losses instead of trying to achieve the highest price like a normal vendor would. So they are looking to cover the outstanding debt and associated costs. The property has to be sold.
Developers, receivers or distressed owners to a certain degree are similar. They need to cover what is owing on the property and hopefully a bit more. So instead of putting a lot of effort and time into the sale, they will normally be looking for a quick sale. Even if that means they don’t get the full value of what the property is worth.
Just because the Owner Needs a Quick Sale or it’s a Mortgagee sale Doesn’t Always Mean it is a Good Investment.
Investment properties still need to perform. You need to do a lot of research before you jump in just because it “appears” to be cheap. There are dozens of other factors you must take into consideration. (please see our separate article on this). One important consideration is if the property needs any work done. This can add substantially to the costs. You need to do proper due diligence to see if the numbers stack up.
If the property is not in an area that will provide you capital growth and good rental yield, the money you save on the purchase will not really mean a lot. Look at the quality of the investment and the long-term value of the property.
Paul Flynn Property Group provides all our clients with a comprehensive due diligence report for every property that we find.
Another potential pitfall with buying this style of property is that you often have less flexibility with conditions and the contract of sale. There may be no disclosures, no warranties, unpaid rates amongst other issues that need to be investigated . You need to know exactly what you are getting into and are advised to get professional legal advice.
We are constantly seeing real estate opportunities under financial distress or mortgagee in possession. We also thoroughly investigate and produce a detailed due diligence report on each property that we consider with pursuing.