Invest With Us
Call 1-866-652-5263 to dicuss your investment objectives.
Take the hassle out of real estate investing while earning a passive income.
Invest in opportunities that we’ve found that meet our strict acquisition criteria.
We collect returns generated from your investment and pay any expenses.
You reap the rewards when we distribute the income from your investment.
The right investment decision can change your life.
|Fixed Rate of Return|
|High Cash Yield|
Manufactured Home Investor's Guide
If you'd like to learn more about manufactured home investing, please call us at 1-866-652-5263.
Here are some of the reasons why you should invest with us.
Our concept has been tested, revised, and perfected after many real estate transactions. At this point, we have an established, proven process.
Deals may be structured in a variety of ways to return greater or lesser emphasis to cash flow and upside potential depending on the investor’s goals.
Our properties are in high demand because they’re affordable, safe, and clean, which equates to minimal vacancy during various economic environments.
When these properties are bought “right”, they provide an excellent annualized return to our lenders. The yield produced by this real estate niche is one of the highest among the various investment asset classes.
Our reputation speaks for itself. We encourage you to watch our investor video testimonial to hear what they have to say about us. We deploy our capital in an overlooked niche that offers attractive returns.
“Reid and his team keep us updated
on each of our investments and
answer all of our questions.
We couldn’t be happier.”
Here’s a list of common questions that investors ask us with our answers.
When you decide to fund a trust deed opportunity, we manage all of the underwriting and loan closing process. We obtain title insurance and hazard insurance on the property, verify all contractor scope of work items for any renovations, and coordinate the closing with the title company or law firm. When the loan closes, we ensure that all documents are properly executed and recorded to protect your investment.
During the term of a trust deed investment, we service the payments under the loan as well as any escrow disbursements for renovations, insurance, and taxes. All disbursements for renovations require the production of receipts/invoices and a physical inspection of the property with pictures to verify completion of work. We also enforce strict procedures to obtain lien waivers for all disbursements so that the title to the property remains free from mechanics’ liens.
We service the underlying loan until payoff. At that time, we execute and coordinate all paperwork to release the lien and we distribute your principal and earnings back to you.
Once we gain a firm understanding of your specific objectives, we’re able to identify appropriate investment opportunities and communicate them to you directly. We believe it is essential for you, the investor, to have all of the information you need to make an informed investment decision with complete transparency.
When an opportunity arises, we provide you with the following:
• Loan Details (term, amount, interest rate, LTV, etc.)
• Property Analysis (including renovation scope of work, value ranges, pictures, and the summary of the written appraisal or BPO)
• Borrower Information (including asset and credit character summary)
• Funding/Servicing Agreements
• Investment Disclosure Document
Investors that pursue trust deed investments are attracted to them because of the four primary factors below.
1. They offer a way to diversify their investment portfolio.
2. They generate regular income.
3. They minimize risk.
4. They typically produce a more consistent rate of return than traditional investments in stocks and bonds.
The “deed of trust” or “trust deed” is the document used to secure the loan against the property. It acts like a mortgage and is used as security for repayment of the loan. In a trust deed investment there are two parties – the beneficiary (the lender) and the trustor (borrower). Some states require the use of a third party, the trustee (who is often the county public trustee or in some states, a private trust company). The trustee is a third-party selected by the lender. The trustee has the legal power to act on the lender’s behalf and hold title until the note has been paid. If the borrower defaults, the lender can take possession of the property through the foreclosure process.
1. Your name or company name will be on the deed as the lender.
2. Your lien position on the manufactured home is always in first position. It is very important to be in first position because if there is a default on the loan, you’ll be the first person to get paid.
3. We carry full extended ALTA title policies with no deletions on all our properties.
4. We carry homeowners insurance to be paid in escrow as well. This adds more protection in case the manufactured home catches on fire or is damaged in any way.
5. Our loans typically feature a loan-to-value (LTV) ratio of 70% or lower.
There are three primary ways to invest in trust deeds. Each option has different characteristics and associated risk profiles. The right choice for you would depend on your unique investment strategy and criteria. The three primary investment options are: individual trust deeds, fractionalized trust deeds, and trust deed fund investing.
Individual Trust Deed Investing: This type of trust deed investing refers to an investor that fully funds a loan on one particular manufactured home. As the note is paid, the investor receives the return at the interest rate indicated in the note.
Fractionalized Trust Deed Investing: This type of investing refers to a group of investors with each member of the group funding a percentage of the total amount. For example, if a borrower required a $1 million loan, the note may be fractionalized into 10 different investors, each contributing $100,000. Thus, each investor would own 10% of the transaction. All 10 investors would be vested on the recorded security document and they’d share in the profits based on the percentage of initial contribution.
Trust Deed Fund Investing: This is also referred to as a “mortgage pool”. This method allows investors to combine their investment funds together to invest in multiple transactions, similar to mutual funds that invest in a variety of stocks.
Although your money is secured by real estate, as a private lender you are free of all burdens normally associated with real estate ownership, including management, maintenance, renovations, rent collections, etc. Unlike traditional real estate investors, trust deed investors are making money with little or no effort beyond their initial due diligence. We call this passive income because our private lenders make money while they sleep.
No. We’re proud to say that after 10 years of buying and selling manufactured homes, we’ve never let down one of our private investors. As with every investment, past performance is no guarantee of future performance. However, collateralizing an investment with a property worth more than the amount borrowed certainly serves to minimize risk, especially compared to many unsecured alternatives, such as the stock market.
Well, sometimes we do, but private loans are often easier to obtain. Banks got so burned in the foreclosure debacle of 2008 that they now have strict guidelines which makes it more difficult to borrow money to purchase investment properties. This is actually good for us because it reduces the number of competitors as not many individuals have a ready source of cash to invest in manufactured homes.
Borrowing private money, on the other hand, allows us to bypass banks and move quickly in securing a good deal for cash. Because we’re borrowing money at higher interest rates from private lenders, we’ll eventually lower our cost of funds and refinance with a bank at a lower interest rate. As mentioned above, this is where the refinance comes in and the opportunity to loan the funds back to us on another purchase.
This type of investing refers to a group of investors, each funding a percentage of the total amount of the acquisition price and rehab expenses. For example, if we required a $1 million loan, the note may be fractionalized into 10 different investors, each contributing $100,000. Thus, each private lender would own 10% of the transaction. All 10 investors would be vested on the recorded security document and they would share in the interest payments based on their percentage of initial contribution.
A trust deed, also known as a deed of trust or mortgage, is a security instrument recorded at a county Recorder’s Office or Registry of Deed’s Office, which creates a lien on the real estate described therein. Essentially, trust deed investing is the loaning of money using real estate as collateral. Loans are secured by real estate using a promissory note and a trust deed, executed by us. They’re commonly referred to as: notes, note and deeds, private mortgages, trust deeds, and deeds of trust. They’re not real estate investment trusts (REITs) or mortgage-backed securities, where repackaged loan bundles have been under significant scrutiny for the past few years.
Loans are structured to require us to make either quarterly or yearly payments to you depending on the investment.
We’ll never purchase a manufactured home for more than 70% of the value of it. Thus, the equity in the property is your primary protection. For example, if a manufactured home appraises for $100,000, the maximum loan amount would be $70,000. This protects the investor against a reduction in the value of the property.
Private individuals, corporations, pension plans, 401Ks, custodianships, LLCs, retirement funds, IRAs, roth IRAs, self-directed IRAs, charitable remainder trusts (CRTs), foundations, endowments, family trusts, family members, and SEP accounts are able to invest with Land Home Buyer. It’s important to note that some retirement amounts have limits so please check with your custodian or agent.
It’s crucial to have an excellent team and we suggest you check with your tax advisor, financial or retirement planner, and/or your attorney. When selecting professionals, please note that not all will be comfortable helping you make decisions on real estate investments. It’s a specialty and we always encourage our network to work with professionals that will consider a client’s entire portfolio including real estate. In our experience, real estate has been a major component of wealth creation. You should work with those that like this investment vehicle and will look at your situation holistically to do what’s best for you. Feel free to call us for referrals. We have several financial planners, lawyers, and accountants that specialize in working with our private money lenders.
Annualized yield will depend on the length of the individual investment and the availability of a property for rollover. Some investments last for a few months and others are for several years depending on the investment you choose. In our trust deed investment program, investors will see between a 4-8% return annually depending on the term of the loan. Many investors seeking consistent cash flow with less in-and-out tend to invest in our program.
You will need to invest a minimum of $50,000 with our company.
Many IRAs, 401Ks, and pension custodians allow you to use qualified funds. You just need to designate a self-directed IRA custodian to begin private lending. Once this occurs, you can lend with your IRA just as you would with cash.
Although Land Home Buyer does not offer accounting advice, when a private lender is receiving payments, the interest portion of monthly payments are usually taxed as interest income. Please consult with a tax and/or legal professional.
Generally speaking, the borrower is attracted to the speed and ease of funding offered in a private lending scenario. The demand for non-traditional loans arise in those gaps that exist between traditional institutional lenders and a given real-estate marketplace such as the need for speedy property acquisition (foreclosed, estate settlement, liquidation, and auction) or when the characteristics of the purchase do not allow for traditional lending.
Surveying a room of private investors, one would find both professionals and non-professionals, both wealthy and those of modest means, both aggressive and conservative investors, both highly educated and self-taught. Most private lenders, however, begin their participation with a desire to maximize results and minimize effort. Most understand the importance and value of their own time and realize that an alternative to retail/traditional investments deserve their attention.
There is no standard loan amount. Typically, a private lender will need $50,000 to begin investing, but the amount varies greatly and is primarily dependent upon the scale of the property or project offering.
There is no standard loan term, but most average 24-36 months. The term of a loan is often determined by a number of variables including scope, complexity, market conditions, and planned exit strategies. If an emergency arises and you need your investment back, we’ll return your funds within 60 days or less.
Traditionally, lenders use savings, lower-interest lines of credit, and self-directed individual retirement accounts (IRA’s). Many private lenders have found it advantageous to divest of non-performing and/or low-performing assets as they seek to maximize their investment returns.
A private lending transaction generally includes the elements below.
- Promissory Note – This document defines the terms and conditions under which the private lender is willing to lend money and the borrower agrees to repay.
- Mortgage – This instrument conveys an interest in a specified property as security for the repayment of the money borrowed.
- Deed in Lieu of Foreclosure – This process enables the private lender to expedite possession of collateral real estate by a pre-arranged voluntary agreement.
- Title Insurance – This insurance protects an owner’s and/or a lender’s financial interests in real estate against loss due to title defect, liens, or other challenges.
- Hazard Insurance – This insurance safeguards the interests of the private lender.
A private lender is secured by a mortgage and promissory note on the property which serves as the foundation for the transaction. The emphasis in non-traditional lending is on the collateral. Thus, measures are taken to protect the interests of the lender in a given property or project.
The traditional lending middlemen (banks, credit unions, finance companies, investment managers, etc.) are eliminated in a private lending scenario. Private lenders receive the full proceeds of their investments (collateralized by real property) without sacrificing (often significant) portions of their returns to other institutions and organizations. This enables the traditional risk/return results to better favor the investor. Additionally, the private lender is relieved from day-to-day involvement in the construction, rehabilitation, and management of the real estate, thus freeing their time and energy while maximizing their investment return with one or more passive income streams.