If You’re Tired Of Rental Real Estate, But Still Love Real Estate,
If You’re Tired of the Ups and Downs of the Stock Market, and Wish There Was Something Better…..
Don’t worry, you’re not alone and the truth is that many experienced investors have moved on to a much more secure and high yielding return investment called PRIVATE TRUST DEEDS.
In fact, 90% of savvy investors say that trust deeds are highly effective at raising the overall rate of return in their portfolio, and if you don’t have an investment portfolio, then trust deeds are a great place to start. You can find trust deeds in many towns in the United States, but our trust deeds are secured by real estate in Las Vegas, Nevada, the entertainment capital of the world, and the city of some of the lowest real estate prices in the country. And now, introducing for the first time ever, the
“CAPELLA METHODOLOGY OF TRUST DEED INVESTING INCLUDING
OUR NEW PROPRIETARY TRUST DEED PIPELINE SYSTEM!“
The “Capella Methodology” is our way of making trust deeds the safest we can make them without issuing a guarantee (which is illegal in Nevada). We’ve got decades of experience in real estate investment. We’ve completed deals on thousands of properties and have analyzed thousands more and we’ve been working for years to come up with a system that allows the average investor to invest in solid and secure trust deeds without the need for years of personal education in the real estate investment field. Instead of spending hours and hours pouring over paperwork and visiting properties, investors can become members of our Trust Deed website, and have immediate access to our proprietary Pipeline Tracking System – a turnkey system for investing in trust deeds.
Capella Mortgage Corp.’s turnkey system takes the drudgery out of researching your investment, and it puts the control right back into your hands without hours of investigating and visiting brokerages.
When you sign up on our website, you will be given immediate access to our turnkey trust deed investing system. In order to view or reserve a trust deed, you must call us, and be approved as an “accredited” investor. The requirements are less stringent than they are for a stock market investor. So call us at 702-214-4700.
When you find a trust deed that you want to reserve, click on “Reserve a Trust Deed” and immediately put your bid in for that trust deed. It is a “first come, first served” reservation system, so check the website regularly. We place more trust deeds per month than any other company in Las Vegas. We’ve lived here for more than 31 years and we know our neighborhoods and our borrowers, and we’ve had 4 foreclosures out of the last 735 loans that we’ve made. We’ve figured out how to make our trust deeds the safest, least stressful, most enjoyable trust deeds in Las Vegas.
HOW MUCH CAN I MAKE WITH A TRUST DEED INVESTMENT?
Trust deeds pay anywhere from 8% to 15%. Our trust deeds pay 12-14% and they are in first position on the property. The reason we are at 12-14% is because there is competition for private money loans and if we charge too high, the borrowers will go to our competition, and the second reason is because we want it to be affordable for the borrower. If it isn’t, he will not be able to pay back the money, and that isn’t the goal. We have found that when we charge too much interest – more than the norm – the borrower gets hurt, and we want our loans to be win/win/win for the borrower, the investor, and the broker. Our record is important to us and 4 foreclosures out of the last 735 loans is something we are proud of.
WHAT MAKES IT A”SECURED” INVESTMENT?
The first thing is that there is a piece of paper called a “Trust Deed” or “Deed of Trust” that is signed by the borrower, and that gets recorded at the county recorder’s office, for all of the world to see. And that piece of paper says that the borrower owes you money. The borrower cannot sell the property without paying you back because every title company checks the county records to see if there are any “Trust Deeds” listed on the property. If there is, they will send us a “payoff demand” and we put down the balance that is owed to you, and we send it to you for signature, and when the house sells, you get paid back all of your principal, plus the last month of interest.
The second thing is the Promissory Note. This is a legal document that outlines all of the terms of the loan, including the interest rate, the late fees, the balloon payment, the default interest rate, and what happens in the event that the borrower stops paying, which is foreclosure. The Promissory Note and the Deed of Trust are returned to the borrower, stamped “Paid in Full” when all of your principal and interest has been paid, and not a minute before.
WHAT MAKES IT SAFE?
You only lend up to a certain percentage. It is called “loan to value”. If a house costs $100,000, you lend up to $60,000, but no more. And many borrowers only need $20,000, $30,000 or $40,000. They have most of the money to buy the property, but they need just a little bit more and they can’t take it out of their credit cards, because it will cost them 24%. So 12% is cheap.
BELIEVE IT OR NOT, BORROWERS PAY BACK PRIVATE MONEY LOANS, WHEN THEY WON’T PAY BACK A BANK LOAN….
BUT WHAT HAPPENS IF MY TRUST DEED DOESN’T PAY?
If the payor defaults, we will do all of the work to foreclose for you and you will get the property for 40% less than what the payor paid for it. And at today’s low prices, that is a heck of a bargain. You can rent out the property and make 2 times what you were making on the trust deed, or we can sell the property for you, and you keep the profit. Meanwhile, all of your other trust deeds just keep on paying month after month, and you don’t have to do a thing. We’ve only had 4 foreclosures out of the last 735 loans, so don’t think that this happens very often. It is very, very rare. People treat private money loans much better than bank loans because they know that you will not let them go more than 30 days without a payment. When a borrower puts down 40% or more on a house, they take very good care of that asset.
The other part of being in “default” is that the interest rate changes to the default rate – which is as high as a credit card’s default rate. Why? Because at that point, we have to start doing a lot more work to help the borrower come out of default, and it is a deterrent to the borrower. Usually, the payment is still affordable, but can be more than double the normal payment, so borrowers do not want to be late on their payments.
WHO CAN INVEST IN TRUST DEEDS?
The State of Nevada does have rules about who can invest. Unless you have a net worth of at least $250,000, (or you made more than $70,000 each of the past two years) you will not be able to invest in any trust deeds in Nevada. Our typical investor has a net worth of many millions, but don’t let that stop you. They started somewhere also. Most of my investors love this investment and the majority of their money is invested in trust deeds.
ADVANTAGES OF TRUST DEEDS
There are real and distinct advantages to investing in trust deeds, but more than that, there are distinct advantages to invest in Las Vegas. Here are some of the reasons we love investing in trust deeds especially here in Las Vegas:
- Our T.D. Investments start as low as $10k because the real estate prices are so low
- T.D.’s are secured by real estate, NOT by the assets of a company, and the real estate can’t disappear overnight
- You get to choose which house you want, browse online on our site and pick the trust deed you like
- You can look at the house that secures your trust deed whenever you want,
- You get to review the everything in the borrower file, so you can make an informed decision,
- The house is insured insured against property damage and your name is listed as Loss Payee, so you get a check if the house burns down
- Your trust deed is in first position, with your name listed as Beneficiary, and insured by a national title company for 125% of the value of the trust deed
- Trust Deeds are secured by real estate with the lowest real estate prices in 30 years
- We are in a city with the most sunshine and the least amount of weather related disasters that could destroy the property in the country (You are still covered by insurance in case property damage does occur, but still it’s good to minimize risk – who wants a hurricane, fire, tornado, earthquake, flood, etc.?)
- We have some of the best foreclosure laws in the country – non-judicial foreclosure and 120 days start to finish (unless BK – might be a bit longer).
- Insured with a title policy with your name on it, insuring that you are first in line on the recorded liens with the county.
- The property is insured by hazard insurance.
Don’t wait – call us and we’ll put you in touch with some of our long-time investors. You can ask them what they think about this investment, and then do your research. But come back to us and find out why we have a code of ethics, and a certain methodology we call the “Capella Methodology”. We think we have found the way to minimize the risk as low as possible and maximize the return as high as possible, without hurting the borrower.
THE THING WE HEAR THE MOST FROM INVESTORS IS….
Who on earth would borrow money at 12-14%….they must be really desperate!
That is absolutely incorrect! It is called “opportunity cost”.
EXAMPLE #1: For a real estate investor, who buys houses, fixes them up and sells them, the name of the game is short term profit. If he can make $30,000 in 3 months, and it only costs him $6000 to buy the property using private money, what do you think he is going to do? Better yet, every borrower agrees to pay you 3 months of interest, whether or not they use the money for that long.
EXAMPLE #2: Getting a private money loan is cheaper than renting, so families find that this is a practical way to buy a house. For example, let’s say they find a house for $60,000 – with 3 bedrooms, 2 bathrooms, and 2 car garage. Using private money, they will borrow $36,000 and put down $24,000 and their payment will be under $500 per month (interest + taxes + insurance). They know they can pay back the $36,000 loan in two years, because they already saved up $30,000 in one year, and in two years they have a house that is paid for. Fannie Mae, FHA, and Freddie Mac aren’t interested in making a $36,000 loan, so where are they going to get the money from? You!
WHY DO I NEED A BROKER?
First of all, it’s the law. Federal law makes it a requirement that any private money loan on any 1-4 unit residential property be handled by a licensed mortgage broker. That’s because a broker will make sure the loan complies with RESPA, TILA, HOEPA, DODD-FRANK, SAFE-ACT and a host of other federal and state laws, and the broker will make sure that the borrower’s rights are explained clearly and completely and not unintentionally violated;
- we make sure the borrower qualifies by underwriting his income, his employment, his credit;
- We make sure that both the investor and the borrower sign all of the legally required paperwork;
- We monitor the payments each month;
- We notify the borrower when they are 60 days away from the balloon payment;
- And we take care of everything else that needs taking care of.
P.S. Borrowers are allowed to pay you back on their own schedule. Many times you will receive $1000 extra per month, which increases your equity position (always a good thing).
WHAT DO I DO?
Pretty much just sit back and receive payments deposited directly into your bank account by the 5th of every month. And if the payment is late, you get a $75 late fee added into your deposit!
HOW MUCH DOES IT COST ME?
ZERO. zilch. Nothing. Nada. Unless you invest with a self-directed IRA and then you might have some fees that are charge by your custodian when money comes in and out of your account. The borrower pays all fees. You even get your wire transfer fee paid back. If you have to foreclose, you will have to front the money to start the foreclosure ($800-$2000). But if the borrower comes current, you get paid back everything you have paid to date. And if the borrower doesn’t come current, then you get paid back at the auction when someone buys the properties, plus you get the default interest and late fees. And if you don’t get paid back at the auction, you will get the property back and be able to sell it and you get paid back EVERYTHING first, and then you get paid back your portion of the profit.
If you are ready to hear from us, or ready for more information, sign up here and we will contact you discuss your options.