Does Buying or Selling a Home have to be so Difficult?

(Atlanta) The credit crisis may have turned “the American dream” into an extended nightmare for many Atlanta area home buyers and sellers. Banks and lenders (who have not already gone out of business) have tightened up their mortgage lending requirements to the point where many home buyers can no longer qualify. Record foreclosures, rising unemployment, losses in the financial markets and the credit crunch have reduced the number of buyers who can buy... and increased the number of houses that sellers need to sell. Prices are under pressure as sellers lower their asking price to attract buyers... and while lenders scramble to unload foreclosed homes by pricing them below market.

And it’s turning into a vicious cycle as many buyers need to sell their current home first and many sellers (unless they plan to rent) need new financing to get into their next home. As a result, a rising tide of real estate agents, mortgage brokers and home builders are going out of business. These professionals are in the business of serving buyers and sellers. But that’s hard to do after the mortgage market meltdown when the entire real estate industry traditionally relies on mortgage lending to finance buyers and get houses sold. So what can homeowners do today to sell their homes? How can buyers get financing if they can’t meet the tougher lending criteria on credit scores, income verification, down payment amounts and debt ratios?

John Barbee (GA R.E. Lic#254532) is the CEO of AtlantaHouseBuyer, Inc. He’s one licensed Decatur real estate professional who has found a way to make things work. Since 2000, his private investment company has been buying houses throughout Atlanta without ever relying on banks.

Barbee’s company takes over existing mortgages giving sellers fast debt relief or brings in private lenders allowing him to pay all cash quickly and easily. He then offers his properties “for sale by owner” using a variety of unique seller financing programs.

By taking a long term approach and never relying on banks, Barbee has been able to offer homeowners their asking price. Sometimes he can pay full market value…

“Most sellers are unaware of the options we offer. What they need most is a qualified buyer... and we might just be that buyer. We can buy houses in as-is condition, pay top dollar and close in just a few days… or whenever they’re ready.”

John says it’s normal for people to think they must be desperate before calling him to buy their house. “It’s a very common misconception. But until I look at a house and do some research, I won’t know my game plan for the property or what I can offer. But after a single visit to the property and meeting with the homeowners I can let them know exactly what I can do. My offer is good for 7 days and it’s only at that point, with my offer on the table, that a seller can decide if I’m going to become their buyer.”

In fact, price is not an issue for Barbee. As an investor, what’s important to him is the determination of what income the property can produce. “It’s easy to determine. I also might do an appraisal and look at the recent comparable sales. Then I do whatever I can to offer a seller up to full price today -- or about what they might net sometime in the future pursuing a more conventional route. What I can pay depends on the condition, location and financing options available for that type of property. It only takes about 10 minutes to prescreen a property over the phone and to set an appointment. I typically can buy one out of every four properties I see. In fact, regarding my offers, many sellers pursued their other options first and then realized my offer was best all along.”

Barbee believes the 3 biggest reasons a house doesn’t sell are: 1) It is overpriced, 2) It is poorly marketed, or 3) It’s not fixed up to show well. “I can pay a fair price on a home that needs work. I might even plan to increase the value or marketability by adding a bedroom or bath, finishing a basement, or installing a new heating system. Brand new carpet and paint will go a long way to attract a qualified buyer. But I understand that many sellers don’t have the time, inclination or money to remodel a house... just to get it sold. We solve that problem for sellers.”

Overpricing a home could be the biggest mistake. Listing agents sometimes suggest (or a seller might decide) to ask for a higher price than needed. This might be to test the market or leave wiggle room to negotiate. However, this can backfire if the seller wants (or needs) a quick sale, or when the “days on the market” stacks up causing buyers to wonder what’s wrong with the property.

Another misconception about how John Barbee buys houses is the idea that he’s probably looking for sellers in financial distress. “Look, when a seller is out of time or out of options, then I’m usually their best solution -- if their property is not over-financed. But most people headed for foreclosure are either overleveraged or actually looking to save their house. If I buy the house the seller must move. They really need to get into a more affordable home... and maybe I can help by swapping properties.”

Barbee warns about companies and real estate investors who target distressed homeowners. “Recent laws have been passed across the US that apply to any business and investor who targets people in foreclosure. Be cautious, do your research and perhaps seek legal advice when anyone wants to charge you an upfront fee for helping to get your loan modified, or... if they’re promising to lease the home back to you. That rarely works out like the borrower expects and can lead to accusations of fraud. Perhaps rightly so.”

What does a real estate investor like John Barbee do with the houses he buys each month? And what about the hundred or so houses his company has bought throughout Decatur over the last 10 years? Simple. He owner finances them out -- resells them. “What sets me apart from other buyers is that I know how to buy and sell houses and I can do so without getting huge discounts from Sellers. Also, I live in Oakhurst. I’m local, yet I do buy throughout Atlanta.

With a reasonable down payment, Barbee says he can sell you one of his properties using owner financing programs… even if you have damaged credit or a short job history. “If you can afford a first month’s rent, a last month’s rent and a security deposit, then I can probably sell you one of my houses.”

John Barbee buys houses for a fair price, as is, throughout Atlanta… (Continue reading at www.atlantahousebuyer.com Many references and customer reviews can also be found on that website…)