As an investor, you have the choice of a variety of investments, including real estate.  Residential real estate offers advantages unavailable with most other investments, including:

• Leverage of your investment
• Rental income generates cash flow
• Little or no savings to get started
• Tax advantages

Leveraging Your Investment

Unlike most other investments, an investor can purchase a rental property with a down payment of twenty percent of the purchase price, or in some circumstances even less.  Therefore, a relatively modest investment permits the investor to control a valuable rental property.  Further, as the value of the investment increases, the investor’s return on his investment increases at a multiple of the increase in the values of the property.

For example, assume that an investor purchases a rental home for $100,000 with a down payment of 20% or $20,000.  Five years later, the investor sells the property for $110,000, for a net increase of $10,000.  Over the five-year period, the value of the property has increased a modest 10%.  However, the investor’s return on his initial investment of $20,000 is 50%; all because the investor was able to leverage the initial investment.

The above example ignores a variety of costs associated with the purchase and ownership of rental property.  But, with today’s low interest rates, it is quite realistic to presume that rental income can cover mortgage payments, insurance, taxes and necessary repairs.

Cash Flow

While the preceding section addresses leverage, rental property also creates cash flow.  Cash flow can be defined as the excess of rental income over expenses.  Cash flow from a rental property will be maximized when the property is not leveraged and minimized when the property is highly leveraged.

To go back to the example above, presume that the investor has purchased a rental property for $100,000.  The property generates $750 per month in rental income.  Taxes, insurance, estimated repairs and maintenance, and estimated vacancy reserve cost $200 per month.  Therefore, the property generates a positive cash flow of $550, before payment of principal and interest on the mortgage.  The net cash flow generated by the property is dependent of the principal and interest payment; or in other words, how highly the property is leveraged.

If the investor has an $80,000 thirty-year mortgage at 7.00 %, the monthly principal and interest payment is $532 with a net positive cash flow of $18 per month.  If the investor has a $60,000 mortgage with the same terms, the monthly payment is $399 and the rental generates a positive cash flow of $151 per month.

No matter what the cash flow generated by the property the first years, it can safely be presumed that the cash flow will increase over time because the principal and interest payment is fixed and rents have historically increased over time.  Further, should the investor hold the property until the final mortgage payment is made, the cash flow generated by the investment will greatly increase because the principal and interest payment is by far the largest portion of the expense associated with ownership of the property.

Little or no Savings to Get Started

The conventional method of purchasing rental property is to make a down payment of at least 10% of the purchase price and finance the balance with a twenty to thirty year mortgage.  There are, however, a variety of other ways to purchase rental property including real estate contracts, seller carry-backs, lease purchases, and lease options.  A full discussion of these methods of purchasing rental property is outside the scope of this discussion; however, it can be safely said that it is realistically possible to purchase quality rental property with little of no money down.

Tax Advantages

All income generated by rental income is taxable and must be reported to the Internal Revenue Service.  However, all expenses associated with the property, including depreciation, are deductible.  The IRS presumes that the property, excluding the value of the land, has a useful life of 27.5 years and allows the investor to deduct this presumed decrease in value as an expense on the investor’s tax return.  Because depreciation is a non-cash expense, it is very possible for a rental property to generate a positive cash flow and a taxable loss at the same time.

Going back to the prior examples, presume that an investor has purchased a rental property for $100,000.  The value of the land on which the rental sits is $10,000.  Total income generated by the property is $9,000 per year ($750 per month x 12 months).  Actual expenses excluding mortgage interest was $2000.  Mortgage interest was $6,000.

Depreciation was $3,272 ($90,000 divided by 27.5).  The investor’s income statement for the year is:

While the investor’s income statement shows a net loss, the investor actually had a positive cash flow of $1,000 for the year.  In addition, the net loss has the effect of decreasing total income taxes due.  The investor should, however, consult with a tax professional with regard the tax consequences of any investment.

Conclusion

Rental property has historically increased in value, with values doubling every ten years in many markets.  Coupling steadily increasing property values with the cash flow generated from steadily increasing rents provides the investor with an excellent opportunity reap meaningful returns with less risk than other commonly available investments.

Using rental property as an investment is like any other business; to improve cash flow, you must either reduce expenses or increase income.  Increasing income is usually easier to achieve, but unless the residents are on a month-to-month lease, the only times you can increase the rent is when the lease expires, assuming the rental market will allow an increase.

Rent increases in the 4-6% range are usually common, but it is not abnormal to see hikes as small as 2% or as high as 10%.  It usually best to increase the rent even if only a minimum amount each time the lease renews.  This way the resident is used to expecting an increase.  Also the owner avoids having to tack on a large increase when the resident has been in the property for several years at below market rent.  A large increase is more likely to cause a resident to move then several smaller increases.  It is also recommended to increase the rent when a resident request that they lease the property on a month-to-month basis.  A Month-to-Month lease is normally an advantage to the renter and a disadvantage to the landlord as residents normally expect to pay a little more.

When considering the amount to increase, figure what your market rent would be.  The increase should not be substantially higher than what a comparable house would be renting for.  A comparable property would be a house that closely resembles your house in size, age, location, and amenities.

Despite your best efforts, some renters will choose to move away anyway regardless of an increase.

by Attorney Bill Bronchick

How should I buy and sell real estate?  What entity gives the best tax benefits?  How can I limit my liability?  These are common questions posed by both beginning and experienced real estate investors.  The following are answers to common questions about maximizing profit and limiting liability in real estate investing.

How should I take title?

The first and biggest mistake you can make as an investor is taking title in your own name.  All deeds are public record and free for prying eyes to see.  Having property in your own name makes an easy target for tenants, creditors and attorneys.  If a liability is created on your property, the owner (you) are liable.  Make sure than you have a buffer zone between you and your properties.  Keep your ownership private.  The simplest, yet most effective device for taking title is the land trust (a.k.a. “Illinois Land Trust”).  The land trust is a form of revocable, living trust used to take title to real estate.  The trust, rather than you, can assume liability for loans.  Using a different trust for each property (e.g., “The 2537 Clarkson Street Trust”) allows you to own, manage and transfer property with anonymity.

Keeping a low profile is very important for investors who don’t want the world to see their business.  Land trust agreements are not recorded in any public register so the beneficiaries of the trust are not easily discoverable.  The beneficiaries of a land trust can be you, a corporation or some other entity (see below).  The trust itself is not considered a separate taxable entity from the beneficiaries (see I.R.C. Sec 671-678).  Thus, there are no tax consequences of transferring a property into or out of a land trust.

How can a corporation be used to limit liability and maximize tax advantages?

A corporation is an effective device for buying and selling real estate on a short term basis (also called “flipping”).  A land trust is an effective device for taking title, but it will not protect the beneficiaries from personal liability (since the beneficiary of a land trust reserves the right to direct the actions of the trustee, the beneficiaries can be held liable for mishaps on the property).  Thus, if you “buy and flip” property, you should have the beneficiary of the trust be a corporation to limit your liability.

A corporation will limit the problem of IRS “dealer” status.  A dealer is one who regularly buys and sells real estate as a business.  If an individual is tagged as a “dealer,” the profits on his sale of property are subject to self employment tax (approximately 15%).  Corporate dividends, on the other hand, are not subject to self employment tax (although the investor may have to take some salary, subject to self employment tax, to satisfy the aggressive IRS auditor).

What’s the difference between a “C” and “S” corporation?

There are essentially two types of corporations for tax purposes, “C” and “S.”  A corporation is a “C” corporation by default; the “S” status must be elected.  A “C” corporation files its own tax return and pays taxes on its profits.  When the corporation distributes profit to its shareholders (called a “dividend”), the shareholders pay additional tax on their personal income tax returns (called “double taxation”).  An “S” corporation is not taxed at the corporate level.  Like a partnership, it files an informational return and the shareholders report their share of profit or loss on their personal income tax return.

Which is better for real estate?

An “S” corporation is not necessarily better than a “C” corporation, but rather it depends on the investor’s particular tax situation.  For example, an investor who has a working spouse may benefit from an “S” corporation, since a loss from the corporation’s operations can be used to offset the working spouse’s income.  On the other hand, if an investor has a large profit, she will have income tax on all profits, whether or not they are reinvested or distributed.  With a “C” corporation, the individual shareholder is not taxed on profits until they are distributed (the corporation itself pays tax on its income, but the first $50,000 of “C” corporation income is only taxed at the rate of 15%, which is much lower than personal income tax rates).

What is a Limited Liability Company and how is it different from a corporation?

The Limited Liability Company or “LLC” is now recognized in all fifty states.  People often confuse an LLC with a corporation, but it is much like more a partnership.  It’s owners, called “members,” can equally participate in the management of the company without personal liability.

An LLC, if it has two or more members, is treated as a partnership for federal income tax purposes.  Thus, like an “S” corporation, the profits and losses “flow through” to its owners.  On rental activities, these profits are not subject to self employment tax (an LLC which engages in “buying and flipping” may not be considered “passive” activity and thus subject the members to self employment tax.  Thus, a corporation may be better than an LLC for this purpose).

Most states now recognize “single member” LLCs, that is, an LLC with only one owner.  The IRS treats a single member LLC as a “non-entity” for tax purposes.  That is, the member would report as though the LLC did not exist.  Thus, if the investor was reporting his rental activities on schedule “E” of his federal income tax return, a transfer of property from his own name to a single member LLC would not result in any change of reporting.  Furthermore, an LLC between husband and wife can still be treated as a “single member” for federal income tax purposes.  Thus, one could form an LLC for each property he owns and still file only one tax return!

What is best entity for doing “sandwich” lease options?

When you lease with option then sublease with option (called a “sandwich”), you are essentially doing a “buy and flip” (i.e., when your subtenant exercise, you simultaneously exercise from the owner then sell to the subtenant).  Thus, a corporation may be better than an LLC in this regard, especially if you do a number of deals and risk being classified as a “dealer.”

So which is better for real estate, a land trust, a corporation, or an LLC?

The land trust is simply a title holding device, not an entity apart from its owner.  Thus, regardless of who is the beneficiary, the property should always be bough and sold in a land trust.  The beneficiary should be a corporation for short term deals and an LLC for long term rentals.

When do I create the land trust?

Logistically, I prefer to use my corporation to sign the contract as a buyer.  If the contract goes bad, I’d rather the seller sue my corporation than me personally.  When it is time to close, I simply create the land trust then assign the contract from my corporation to the trust.

Should I use one land trust for each property?

Yes, it is best to have a different trust for each property.

Copyright ©1998 · Bronchick Consulting Group, P.C.

About the author…

William Bronchick, J.D. is an author and attorney who regularly presents workshops and do-it-yourself seminars at real estate and landlord associations around the country.  He is the president and co-founder of the Colorado Association of Real Estate Investors.  Bill specializes in all forms of asset protection and is the author of several great home study courses.

The most popular real estate investment for individuals is the single-family homes.  The following discussion focuses on why so many individuals chose to invest in single-family homes over other forms of real estate.

• It is possible to buy a single family home with 10% or less down payment.  This means that you can buy a $100,000 house for only $10,000 down.  It is entirely feasible for the average person to save $10,000 to buy their first investment property.
• People are familiar with houses.  Most people are not comfortable with shopping centers or apartment buildings.  They don’t know what the rents are, what repair costs are, etc.  On the other hand, most people do understand single-family homes.
• More flexibility.  Let’s assume that for the same amount of money you could either have 5 houses or 1 apartment building.  If you needed money, with the apartment you could either have to sell the whole thing, refinance the whole thing, or bring in a partner on the whole thing.  With the 5 houses, you could sell one of them, refinance one, or bring in a partner on just one.
• Higher equity build up.  There is usually more appreciation in single-family homes than in apartments and other types of real estate.  Apartment buildings are valued based on the income approach (how much money they bring in).  Single-family homes are valued based on comparable sales.  This means that your investment houses are valued according to what the other homes in the neighborhood are selling for.
• More control.  With an apartment building, all of the tenants know each other, and they will know what they pay in rent.  That means it is difficult to charge one tenant higher rent than another.  Plus, if one tenant plays the stereo too loud or causes other problems, YOU will get the complaints.  With houses, they are generally scattered around the area.  You can raise the rents individually; offer lower rents to excellent tenants, etc.
• Less risk.  With single family homes, you don’t have all your eggs in one basket.  The homes are usually scattered around the area.  With an apartment building, if the area goes bad for some reason (i.e. a factory or freeway goes in across the street) you are sunk.

Historically, renting your home has been considered a relatively simple and low risk undertaking.  However, in recent years, this apparently simple task has become progressively more complex and the risks associated with becoming a landlord far greater.  While managing your rental is certainly within the abilities of most property owners, the time and effort involved in management may be greater than the cost of hiring a professional property manager.

The professional property manager is conversant with the applicable statutes and regulations relevant to the management of rental property.  In addition, the manager will typically perform the following tasks as part of the management service:

• Advertisement of the rental property
• Screening of potential residents
• Preparation and execution of rental agreements
• Disbursal of funds to the property owner
• Collection of rents
• Monthly and year-end accounting
• Coordination of maintenance and repair work
• Periodic property inspections
• Disbursal of deposits in accordance with state law
• Eviction of residents for breach of the rental agreement

Advertisement of the Rental Property

Until recent years, advertisement of an available rental meant placing a “For Rent” sign in the front yard and possibly placing an ad in the local newspaper.  Times have changed.  Today, while the old stand-bys are still used, effective advertising also includes extensive use of the internet, making availability of the property known to real estate professionals, and targeted advertising to large employers.

Screening Potential Residents

Once an application for rental is received, it must be determined if the applicant is qualified to rent the property.  Has the applicant been evicted from a prior rental?  Does the applicant earn sufficient income to pay the rent?  These questions, as well as others should be answered prior to approving the applicant.

A professional property manager will typically check four areas when screening an applicant.  These are the applicant’s credit report, income, employment, and rental history.  It has become almost universal that the applicant’s credit report be checked for late pays, judgments, liens, or bankruptcies.  The applicant’s employer is typically contacted to verify income, and the applicant’s prior landlord is contacted to verify rental history.  While there are few perfect applicants, the information gleaned through the application review process can greatly reduce the likelihood of renting to an unqualified resident.

Preparation and Execution of Rental Documents

After the applicant is qualified, the necessary rental documents must be prepared and executed.  Gone are the days of going to the local stationery store and buying a preprinted, two-page rental agreement.  Today, rental agreements are custom drafted to reflect specific state statutes, and sometimes, applicable local ordinances.  In addition to the rental agreement, any required addendums are prepared and may include an addendum relating to pets, a no smoking addendum, an addendum relating to pool use, and if the property was built prior to 1978, a lead paint addendum.  Further, a move-in inspection is completed and documented for review by the resident at execution of the rental agreement.  Ancillary forms relating to transfer of utilities and trash pick-up may also be needed depending on the location of the rental property.

Collection of Rent

Every property owner would agree that timely payment of rent is critical.  If the applicant was properly screened prior to acceptance, most poor rental risks will be eliminated.  However, circumstance beyond the possibility of screening can adversely affect the resident’s ability to timely pay rent.  These circumstances include loss of employment, injury, illness, and changes in marital status.  When the resident is unable or unwilling to pay rent, the property manager has the ability to effective move forward with the collection process, or if that fails, terminate the rental agreement and locate a new resident in the minimum amount of time.

Disbursal of Rent to the Property Owner

Typically, the property manager will receive rent on the first day of the month, with disbursal of funds to the property owner between the fifteenth and twenty-fifth of the month.  Because the property manager is required to hold all funds in trust, funds must be held until checks clear, which may take as many as ten working days.  In addition, time is required for the accounting and statement preparation process.

Monthly and Year-End Accounting

The property manager will provide you with a monthly statement showing all income and expenses associated with your rental property.  In addition, you will receive a year-end statement showing all income, and expenses broken out by category.

Coordination of Maintenance and Repairs

If you have ever had a resident at your rental property call you at 2:00 a.m. to tell you that the water heater is leaking and your rental is three inches deep in water, you will appreciate having a professional property manager.  Most property managers maintain a twenty-four hour system for receiving emergency repair calls and relationships with a variety of skilled tradesmen capable of handling any emergency.  For non-emergency repairs or preventive maintenance, you are contacted in advance to discuss the work and its potential cost to your.

Periodic Property Inspections

Does the resident have an unauthorized pet?  How about six roommates not listed on the rental agreement? These, and other similar problems, can only be found through a physical inspection of the property.  Typically, your property manager should have a representative inspect the property one to two times during the term of the rental agreement. Inspections may be conducted either as a scheduled appointment with the resident, or while repairs or scheduled maintenance is performed.

Disbursal of Security Deposits

After the resident moves out of the property, the condition of the property must be assessed and any damages charged to the resident’s security deposit.  However, the property owner is not permitted to charge for “normal wear and tear.” What can be charged for that red wine stain on the white carpet?  How much for the numerous nail holes in the living room wall?  These, and similar questions are addressed by the professional property manager every day.

Further, did you know that if the resident is not provided an itemized statement of deductions from the deposit within thirty days of termination of the rental agreement, the property owner is precluded from making any deduction for damage to the property?

Eviction For Breach of the Rental Agreement

Probably the most difficult part of owning rental property is evicting the resident who has failed to meet their obligations as stated in the rental agreement.  Typically, this means that the resident has failed to timely pay rent.  The professional property manager can handle the eviction process efficiently, while making the process far less difficult for the property owner.

Conclusion

The professional property manager provides a cost-effective service in the rental and management of investment property.  While the above discusses the functions performed by the property manager, it should also be noted that efficiently and competently performing these functions minimizes potential risk to the property owner and in the long term, maximizes returns from the investment property.

Choosing the right landlord is as important as choosing the right home.

One of the most important factors to consider when selecting a home to lease is the ability of your landlord to provide you with prompt, professional residential services.  Check out our services and credentials.

Benefits of Leasing from Us

We work hard to be the premier landlord in the area.  It is our job to provide our residents with a quality rental experience.

• Our staff is highly trained in residential services.  One of our licensed property managers is on call 24 hours a day, 7 days a week for emergencies.  Our property managers are all licensed real estate agents.  We have a staff of people to insure prompt, quality service.
• All of our properties are well maintained and clean when you move in.  We change all entry locks and perform a safety check before you move in.  After you move in we keep the property maintained.
• The office is staffed 9 am – 5 pm Monday through Saturday or by appointment.  We maintain a 24-hour emergency line.  We have a 24 hours rental information line.
• We employ our own maintenance personnel and sub-contractors to insure prompt quality maintenance services.  Our maintenance people know your rights under New Mexico tenant law.
• There is a 24-hour rent drop.  We also offer automatic debit service for rent payments.
• All deposits are kept in a separate FDIC insured bank account for refunding back to you at the satisfaction and completion of your lease.
• We provide detailed move-in condition forms for proper documentation of the condition of your rental on move-in.
• We know your rights as a resident under New Mexico tenant law.  We will respect your privacy.  All maintenance etc.  is by appointment only.

1. Eat all the chocolate you want!  The stress of house hunting causes extreme calorie leakage.
2. Be sure to obtain a current map of the local area.  Having a map will save you time and gas from getting lost.
3. If you have a pet, bring references for your pet.  Examples are as follows.  Letters recommending the pet from former landlords and/or realtors whom have seen the home where the pet resided.  List of obedience classes attended by the pet.  Phone numbers of former pet sitters or veterinarian.
4. Some school district boundaries change yearly.  Be sure to check a school boundary with the local school district.  You may also want to look into the available selection of private and religious schools.
5. The utility company may provide a 12-month cost history for an address.
6. Ask who provides water, sewer and trash pick-up.
7. Save a lot of time by driving past a home before making an appointment to see the home.  Many homes can quickly be eliminated.
8. The Sunday paper is the best place to begin looking for a home.  The classified ads also contain ads for rental web sites and property management companies.
9. Ask about move-in specials.  Some owners will give incentives for a mid-month move in or longer leases.

Buying a home is a rewarding experience.  You derive a great deal of personal satisfaction from owning a home.  Homeownership allows you to build up your personal net worth over time and there are significant tax advantages to owning your own home.  Moreover, continued increases in housing prices nationwide make homeownership a relatively attractive investment.

Yet, renting also has some advantages.  In some cases, renting may be a more attractive option.  For example, if you plan to move in a year or two, you are unlikely to recover the closing costs you pay when you buy a home.  You may also need to rent if you are in uncertain financial circumstances.  In addition, finding a home to buy generally takes more time than looking for an apartment to rent.  Renting doesn’t require you to make a down payment or pay for maintenance and repairs.

Tax Advantages to Home Ownership.  In addition to building up equity over time, owning a home offers significant tax breaks.  The interest expense that you pay on up to $1 million in home mortgage debt ($500,000 if you are married and filing a separate return) is tax-deductible.

Your tax savings from the mortgage interest tax deduction are greatest in the early years of a mortgage loan.  For example, on a 7%, 30-year fixed rate mortgage loan of $100,000, you pay $6,968 in interest the first year of the loan.  If you are in the 27% income tax bracket, your tax savings are $1,881.  In Year 16 of the loan, you pay $5,090 in interest, which saves you $1,374 in taxes.  In Year 24 of the loan, you pay $2,926 in interest, which saves you $790 in taxes.

When you sell your home, you can exclude up to $500,000 in capital gains if you are married and filing a joint return.  (The exclusion limit is $250,000 for other tax filers.)  You will need to pass the IRS’s ownership and use tests to show that the home has been your primary residence for at least two of the past five years.  In addition to mortgage interest, you can also deduct your local property taxes on your income tax return.

As a homeowner, you can tap the equity in your home in the future with a home equity loan or line of credit.  The Interest expense that you pay on up to $100,000 in home equity debt is tax-deductible ($50,000 if you are married and filing a separate return).

Reasons to Rent.  Renting doesn’t require you to make a down payment, which can easily reach $25,000 or $50,000.  A total monthly payment for rent is generally cheaper, too, when you include all the other costs of owing a home.  In addition to paying off a loan with interest, homeowners routinely pay homeowner’s insurance and property taxes.  They may also be required to buy private mortgage insurance (PMI).  Finally, homeowners face maintenance and home-improvement costs that renters avoid.

In general, renting has a lower financial burden, requiring smaller monthly outlays.  With the extra cash that you save each month, you may be able to invest and earn a rate of return that compensates for missed opportunities of homeownership.

Renting may be a wiser course of action if you plan to relocate to another city soon or are in uncertain financial circumstances.  For persons fresh out of school or newly divorced, renting may be the only realistic option.

The above information is an opinion only and should not be interpreted as financial advice.  For advice that is specific to your circumstances, you should consult a mortgage lender or financial adviser.

Pre-Qualification and Pre-Approval

Knowing how much you can afford is the first step.  Meet with a mortgage broker and find out how much you can afford to pay for a home.  You’ll also avoid being disappointed when going after homes that are out of your price range.

The second step is to get a Pre-Approval.  In this step the buyer actually applies for a mortgage and receives a commitment in writing from a lender.  This is an advantage because when you make an offer on a home the seller knows immediately that you are a serious buyer for that property.  Costs for pre-approval are generally nominal and lenders will usually permit you to pay them when you close your loan.

Make two Lists: Needs & Wants

Know what items you must have such as number of bedrooms.  Then make a list of things you would like to have (pool, den, etc.) but that aren’t absolutely necessary.  Realistically for first-time buyers, you probably won’t get everything on your wish list, but it will keep you on track for what you’re looking for.

Representation by a Professional

Consider hiring your own real estate agent, one who is working for you, the buyer, not the seller.  In most situations the seller of the property pays the real estate commission and the services of a professional real estate agent are free to the buyer.

Focus on Searching for your dream home:  Some items to keep handy:

• One or more detailed maps with your areas of interest highlighted.
• Files of the properties that your agent has shown to you, along with ads you’ve cut out from the newspaper.
• Instant or video camera to help refresh your memory on individual properties, especially if you’re attending a series of showings.

Take notes on the properties you have visited.  Some things to consider:

• Look at a potential property as if you are the seller.  Would a prospective buyer find it attractive based on school district, crime rate, etc.
• Proximity to positive items such as shopping, parks, freeway access and negative items such as abandoned properties, high voltage power lines, source of noise.
• Visualize the house empty & with your decor:  Are the rooms laid out to fit your needs?  Is there enough light?

Don’t make a hurried decision that you may regret later:

• Think with your head not your heart.  Does this home really meet your needs?
• Be Thorough:  A few extra dollars well spent now may save you big expenses in the long run.

Don’t forget the essentials:

• Include inspection & mortgage contingencies in your written offer.
• Have the property inspected by a professional inspector.
• Request a second walk-through to take place between 3 days to 24 hours of closing.  You want to check to see that no changes have been made that weren’t agreed on and that items in the sales contract are completed.

All the above may seem rather overwhelming.  That is why selecting the right real estate agency to represent you and keep track of all the details is an important part of the buying process.  Our real estate agents have assisted hundreds of buyers in finding the home of their dreams.  Contact us to arrange for a meeting with an agent to go over the entire buying process.  There is no obligation and we are always happy to answer any questions you may have.