1. Tenant repair calls for minor or major repairs that come up unexpectedly.
2. Each time a tenant moves out, you may spend a few hundred to a few thousand dollars to get the property rent ready for the next tenant.
3. When there is a vacancy--for any reason--you still have to pay for the mortgage, repairs, and management to keep up the property.
4. Even worse than a vacancy is a bad tenant that is not paying rent and has not taken good care of your property, you will be responsible for paying the mortgage while you spend money on legal fees to evict them. In addition, there will most likely be major repair costs to get it rent ready after the eviction.

Given the circumstances, the buy-and-hold Landlord Strategy does work but you have to buy right with substantial equity, have a decent cash reserve for emergency, or be in markets where the rents are high in comparison to the value of the property. Work with an Atlas Consultant to direct you to these proven markets where it is still possible to buy and hold.

Experienced investors know that you make money in real estate when you buy. But, it is equally important to know your exit strategy at the time of purchase so you can realize that profit when you sell. Therefore it is extremely important to learn how to sell right in order to convert your equity into cash. The traditional real estate investment concept of buy low and sell high works in theory, but you need to know the real-world strategies that will help you make the maximum profit from your real estate investment properties with the least amount of work.

With Atlas GCI, you will learn the pros and cons of Traditional Landlording (Long Term Landlord Program) versus Purchase Option Investing (Lease-Option Advantage Program). By knowing these two ways to invest and the appropriate exit strategies, you have the choice of selling right away for cash and locking in your profits, or utilizing the traditional buy-and-hold landlording for a potential future profit. Well discuss both of these choices and give you a format for making the right decision. The real benefit of selling real estate by using Atlass Lease-Option strategy is that you get to decide how much profit you want to make and when you make it.

A lease option can be defined as a lease, and a purchase option combined. It is also know as a lease purchase, rent-to-own, and purchase option. Most lease options are structured poorly, with bad contracts that cause problems to occur. The critical factor in all successful lease purchases is the proper structuring of the deal and using the right contracts. We can provide you with the specialized knowledge and expertise to help you structure and complete a successful lease purchase to maximize your cash flow.

Lease Options are powerful tools that benefit both landlord/sellers and tenant/buyers involved to create a win-win philosophy that Atlas GCI endorses. Lets look at some advantages that lease option provides if you are a Landlord, Tenant-Buyer, or Investor.

Advantages To SELLER (Landlord/Optionor):
(Why Sellers/Landlords prefer to Lease Option a property to Tenant/Buyers instead of a traditional rental...)

1. Lock in a competitive market or above-market sales price, even if demand in your market is low.
2. Turn a negative cash flow into a positive cash flow.
3. Receive rents that are higher than market rents, pull out equity if needed.
4. Attract the highest quality tenant/buyer to the property. NO glorified tenants that might trash your property! Because the tenant-buyer invested a substantial deposit, they treat the property like their own with pride of ownership.
5. Receive a larger NON-refundable option fee, instead of a much smaller refundable security deposit.
6. No Management. No repairs or maintenance. Reduced management. Tenant/buyer will take care of pesky maintenance and repairs (with the proper contract). Peace of mind that the property will be taken care of if absentee owner.
7. No long vacancies. Move the property quickly (usually within 30 days or less (if structured properly). This means less advertising and holding costs so you can keep more of your hard earned money.
8. No need to deal with ineffective Realtors or property managers.
9. If tenant/buyers close, you can purchase another equal investment property at a discount.
10. Largest market of buyers, almost anyone can qualify.
11. No closing costs to pay when the property closes (with the right contract).
12. No real estate fees or commissions to pay when the property closes.
13. Retain tax advantages by retaining ownership until sold.
14. Equity build-up as the mortgage balance is reduced.
15. Debt relief even if mortgage payment is higher than market rents (with the proper structure).
16. Ability to renegotiate price, rent, deposit & terms if tenant/buyer can’t close on time.
17. Help somebody else build equity towards the American Dream of home ownership.
18. Your competition doesn’t stand a chance!

Advantages To BUYER (Tenant/Optionee):
(Why Tenants/Buyers prefer to Lease Option a home for their family to live in instead of just a traditional rental...)

1. No Banks to deal with! Easier to qualify for than a conventional purchase.
2. Small amount of money needed compared with conventional financing.
3. Rent credits may provide better equity build up than a mortgage.
4. Option deposit is credited towards down payment in nearly all cases.
5. Purchase price is essentially reduced each month with rent credits.
6. Possibility of needing no additional cash at closing.
7. Profit from appreciation if the property goes up in value.
8. Avoid the loss if the property goes down in value.
9. Ability to get into a larger and higher quality home in a nicer neighborhood than you currently qualify for.
10. Immediate possession and enjoyment of the home. No lengthy escrow.
11. No increased tax liability during the lease period.
12. Time to repair credit, save additional down payment, increase income, etc., in order to obtain long-term financing.
13. Time to "test" the neighborhood before buying. Time to try out the property before committing to a purchase. Ability to walk away at the end of the lease without ruining their credit or be stuck with a home they dont like.
14. Pride of ownership. Ability to customize and fix/remodel the property the way they like with the proper authorization.
15. Creating an appreciating asset for their families.
16. Don’t have to deal with ineffective real estate agents or property managers.
17. The relationship with the landlord/seller is cooperative and not adversarial.

Advantage To The INVESTOR (Buyer/Tenant/Optionor/Sublettor):
(Why Investors prefer to LEASE PURCHASE a property for investment)

1. No money or credit necessary. No need to put 20% down or obtain a bank loan. Just option deposit and rent.
2. No need to pay any closing costs. (Your tenant/buyer will pay closing costs.)
3. No increased property tax liability.
4. No responsibility for any major repairs (can be passed on to tenant/buyer and owner).
5. No responsibility for minor repairs or property maintenance. (That will be your tenant/buyers responsibility.)
6. Make money up front with a higher, non-refundable option deposit than you paid.
7. Make monthly cash flow by getting more rent than you are paying.
8. Make money at closing by selling at a higher price than your option price.
9. Make money by selling your position to another (assignment).
10. If property values fall you can walk away after your lease purchase term without ruining your credit or be responsible for anymore future payments.
11. You can find tenant/buyers in advance before even committing to a property.
12. Huge market of sellers and buyers even in a slow market.
13. You can buy a lot more properties for full value and still make a substantial profit. No need to make ridiculous LOWBALL offers and insult the owner like all the other We Buy Houses guys!
14. You can set yourself apart as a professional business that provides a great service to help families realize the American Dream of Homeownership!
15. No “war-zone” ugly properties! No Major repairs! You can specialize in pretty houses in nice neighborhoods.
16. Your competition will be scratching their heads wondering how you do it!

LEASE OPTION Programs Offered by Atlas GCI:

The SANDWICH LEASE
This program appeals to property owners who are absentee landlords or used to having property management. If a property owner just wants the property to be taken care of and wants to receive a check each month, the sandwich lease is the way to go. We lease purchase the property at acceptable terms to the property owner contingent on placing our tenant/buyer into the property. We take care of all maintenance and minor repairs, and pay the property owner rent every month whether the property is occupied or vacant. We also take on all the responsibility for advertising and marketing. Can your property manager do all that for free?! There is no fee charged to the property owner for this service.

The Atlas RED FULL SERVICE Package
This program appeals to property owners who must have full market value for their property, or are a little upside down in the property, or have high payments on the property relative to market rents, or are concerned about who will be living in the property. With this Full Service Program, Atlas will represent the owner to do everything from marketing, screening, qualifying, showing the property to potential tenant buyer the property on terms acceptable to the property owner. Atlas will take care of all marketing and advertising costs. The contract is then assigned to a qualified tenant/buyer with the approval of the property owner. Atlas will arrange to have the tenant/buyer sign the necessary documents at an attorneys office so all the legal issues and disclosures will be explained thoroughly to the tenant/buyer. The completed package with all the important documents properly signed will be professionally packaged at the law office and handed over to the property owner. There is no fee charged to the property owner for this service. Please refer to the different lease option advantage program spreadsheet. This program is only available in certain areas Atlas has the contacts available to do business.

The BASIC DIY Package
We will provide a complete package with all the necessary tools and forms for the DIY (Do It Yourself) Landlord who wants to take on the responsibility of marketing, advertising and screening for a tenant/buyer. Atlas will provide the landlord a package complete with the necessary forms and instructions to perform a successful lease option. However, the owner will be responsible for the success of the lease option and will not have professional guidance to guarantee a successful lease option. Within 30 days the owner will have the option to upgrade from a Basic DIY package to Atlass Full Service RED package. Atlas will credit of the cost of the Basic package toward the cost of the Full Service Package out any additional charge if the owner decides to sign up for Atlass Full Service RED package. Atlass Do-It-Yourself Basic Package can be ordered through our website and will be available to everyone.

The HOME BUYER Program
Let us know what area you prefer, what kind and size property you need, how much you can afford in monthly rent payments, what your budget would allow for a down payment/option deposit and how soon you are looking to move into your very own home, and we will find a property that fits your parameters. There is no fee charged for this service. Sign up on our VIP Buyers List! [This should link to a signup form to become a A List buyer]

The CONSULTATION
Atlas can provide consultation for buyers and sellers, as well as investors. If you are familiar with lease purchasing and just need some expert help in structuring the perfect lease purchase based on the circumstances, the consultation will provide that help. We also provide a marketing plan and all the necessary forms, contracts and documents needed, including the advertising copy and fliers that will get the phone to ring with people who are motivated to do business with you. We also provide consulting services to buyers and investors that need help in finding a lease purchase property for use as a personal residence or investment. Fees are payable in advance and depend on the specific services requested. Consultation services are available on a limited basis. Please call or e-mail your request to see if we can help.