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Sandwich Lease Option- This concept is more advanced and
typically more for investors, who may want to take on an unlimited amount of
these properties. If you want to start off learning
what is a lease option or learn the steps of how to do a lease option,
you can read my articles.
Sandwich lease options are very similar to a lease with the option,
but may include more additional features like the allowance of subletting the
property in the terms of the lease. The investor is going to be in the middle
of this transaction, that’s why it’s referred to as a “sandwich”.
In other words the investor gets the property on a lease option from the
landlord/seller at a certain price, and will likely lock in a competive price
then turn around and do a lease option with a new tenant buyer for a higher
price to make the spread in the middle. This would have to be agreed
upon by the seller, and will take some more advanced methods to get it done.
For example you will have to determine who pays for repairs, how expensive how
small, etc. When it comes times to close on the loan it could require a
simultaneous close (2 closings at one time) this will create a title seasoning
issues with almost all lenders, so more advanced techniques may be needed.
Such as talking to the title company, getting the lender on board, paying of
the investor with an interest in the property and doing 1 closing. You
could get even more advanced with land trusts and simo closes, but that’s
too advanced for this article, maybe on another post. The investor will
likely keep the option money from the new tenant buyer, and will likely deal
with the tenant buyer. Discussions will need to be made on who the manager of
the property will be and an investor may want to do their lease option in the
name of their LLC or Corporation on the lease, as a form of asset protection.
I started out with lease options by doing sandwhich lease options. I learned a
lot from it and made mistakes along the way. My biggest concern with
sandwich lease options these days as an investor is recording the memorandum
of option and also how I will get paid at the closing table years later when
the buyer has new financing, so talk to some lenders and title companies to
see how this could work and be structured.
Can I do lease option / rent to owns with
investment properties- You can do lease options with investment properties,
I would recommend doing sandwich lease options, with your company on the lease,
and never more than a 1 year lease, possibly 1 year renewing extensions.
Your company on the lease will limit some liability, don't get into any long
term leases like 3-5 years just in case. Also you are going to want to
make sure your lease allows you to sublet the property and assign your option to
someone else for a fee. In addition you'll want to spend some time with a
title company to see how to best structure this, as years from now when you
excersise your option because the tenant buyer is exercising it from you, you
will need to know how to get paid on the transaction. It's not as easy as
just telling the title company or seller I want to get paid, it's in my
paperwork, you have to understand that it has to be listed a certain way on the
HUD-1 settlement statement to satisfy the new buyers lender, this is where the
title company could maybe give you some ideas based on experience, do research
ahead of time, not every title company has heard of these types of transactions,
many haven't. Title companies are going to tell you they can't do
simocloses, they will say they aren't legal, that statement is kind of true, as
they feel they are looking out for lenders and can't hide anything from lenders.
There are other ways to structure these with land trusts, which I won't get into
now, but also you may just find another way to get paid on the HUD-1 without
doing a simultaneous close, talk to an attorney or title company.