208-231-1944 zane@zanegraser.com

Hello and welcome to my website, The Rock Investments LLC 

My name is Zane Graser and I want to say thank you for dropping by.

If you are looking for a way to get an above average return on investment (R.O.I.), backed by a solid asset (real estate), and without the typical challenges of being a landlord, you’ve definitely come to the right place!

Please take a few minutes to explore the website, watch my short explanatory videos and see what it is that we do here at The Rock Investments LLC.

I believe that real estate investing, done properly and in an educated, logical manner, is the best investment available for the average person.

However, if it were actually easy, everyone would be doing it!

Here are a few of the challenges prospective investors face:

  • How to learn all the in’s and out’s of investing in properties.
  • Finding the right market to invest in (and the right time to invest).
  • Choosing right investing strategy and the appropriate kinds of properties to buy.
  • Creating a solid, experienced and effective real estate POWER TEAM.
  • Managing the deal during acquisition, managing the property during the deal, and coming up with a profitably and timely exit strategy

Fortunately for our investors, my team and I take care of all of this.  It’s what I like to call a “Hands-Free Investment” for them.

If you aren’t already on our prospective investor contact list, you are welcome to join us and be the first to know when we have exciting and profitable investment opportunities available.  Just put in your contact information in the box at the right of the screen, and I will also give you access to a short video called “Why Real Estate is An Exceptional Way To Invest“.

And if you are ready to find out more about our investment program, I invite you to contact me directly, and I will be happy to show you exactly how it works, either in person, by phone, or on-line.

Simply click here to fill out a contact request.

Again, welcome to the site, and I look forward to talking with you personally.

Zane Graser

DISCOVER WHY REAL ESTATE IS AN EXCEPTIONAL WAY TO INVEST (VIDEO)

Multi-Family Investors:

Who are we? The Rock Investments LLC is a real estate investment company. We have been actively involved in the nationwide investing area real estate investing for a number of years. Our mission is to provide quality housing for quality tenants, while at the same time providing an above average return on investment (R.O.I) for our investor partners and ourselves. It is truly a win-win-win way of investing!

What Do We Do?

We focus primarily on Multi-Family properties and we provide good local families with quality housing while at the same time getting our investor partners and ourselves an above average return on investment.

LATEST BLOG

What is a Subject-To?

What is a Subject-To?

A Subject-To is when someone takes over an existing mortgage and keep the current terms in place. This is especially great in today’s market with the higher interest rates in which someone can keep someone’s existing mortgage with lower interest rates between 2%-5% to keep costs down. It can give you options to structure a deal that is win/win for all parties involved. Here are a few examples:

– The buyer can keep the existing mortgage in place with a lower interest rate. It keeps the monthly mortgage payments lower than in today’s market where interest rates are anywhere from 6%-10% interest.

– The buyer can avoid going through the entire loan process as if they are purchasing a property. It is easier to just transfer ownership of the property from the seller to the buyer.

– It can benefit the seller if they want to sell their property quickly without having to wait a month or longer for the new buyer to get a new loan in place.

– The buyer can keep the existing equity in the property unless it is negotiated that the buyer will pay the difference out of pocket from the mortgage to the agreed upon purchase price.

These are some simple examples of what a Subject-To can be beneficial for. It can be a creative strategy for investors wanting to acquire properties more quickly at discount by simply taking over the mortgage and transferring ownership. It is great for a fixer upper with the goal to sell the property within a few months and avoid going through the entire loan process for a fixer upper loan only to sell it in a few months. It is also a great way to pick up properties with lower interest rates and rent them out with sufficient equity in the property if any.

Before doing a Subject-To, it is important to know the “Due on Sale Clause” with the lender holding the mortgage. Some banks do not allow Subject-To or transfer of ownership without prior approval. Make sure you reach out to the lender first and provide appropriate paperwork to approve the Subject-To. If the lender finds out the ownership was transferred without their consent, they can declare a “Due on Sale Clause” and request the entire mortgage balance due immediately.

Also, note that doing a Subject-To is NOT the same thing as seller-financing in which the seller finances the property. With seller-financing, the seller may have an existing mortgage in place which stays in their name while the new owner pays the seller instead of the lender as the new owner. Seller-financing is a great option if the lender does not allow transfer of ownership to avoid the “Due on Sale Clause.”

There are many creative strategies out there if you know how to utilize it correctly!

***Be an Overcomer!***

Is Seller-Financing a great investing strategy???

Is Seller-Financing a great investing strategy???
Seller-financing is one of the most creative ways to do deals in Real Estate. Seller-financing can be utilized in other sales as well including car sales, boat sales, etc. If the seller is willing to consider seller-financing, there is a possibility to make it happen.
Why would a seller want to consider seller-financing?
There are many creative ways to create true win/win situations in this scenario if you think about it on a much deeper level. Here are a few examples:
– If the purchase of the property is too high with the higher interest rates right now for the numbers to work, the buyer can take over the existing mortgage with the lower interest rate. It is better to pay 4% interest rate than 7-8% interest rate in today’s market. It is almost twice as more on the mortgage payment every month for the same loan amount!
– The seller can get a higher sales price by keeping the lower interest rate otherwise they will most likely have to sell at discount to make the numbers work.
– An investor can defer their taxes by utilizing seller-financing otherwise they will have to pay capital gains taxes. The capital gains tax is waived when the property is passed on their children at the time of their death.
– The seller can create monthly streams of income by utilizing seller-financing. If the seller owned several properties and sold them via seller-financing with a 30-year amortization schedule, the seller can earn a nice monthly passive income for 30 years.
– Buyers can acquire properties or properties with a lower down payment.
– Buyers benefit from the lower interest rate and they do not have to go through the hoops of getting approved by a bank.
– The seller gets a sizable down payment and collect monthly payments until the loan is paid off. If the buyer defaults on the loan, the seller keeps the property and they can repeat the process with a new buyer with another down payment and the monthly payment.
There are several creative ways and positive ways to utilize seller-financing that creates true win/win situations for everyone involved. Seller-financing is a great way to build wealth over time if done correctly.
***Be an Overcomer!***

Due on Sale Clause?

Due on Sale Clause?

Due on Sale Clause is provided by lenders which people need to be aware of. We have a tendency not to read the fine print which can get us in trouble financially.

Big name banks like Chase, Bank of America, Wells Fargo, etc. tend to be more strict with their clauses that prevents people from changing their name of ownership on a property to an entity. Big name banks also do not want us taking over somebody else’s mortgage payments without prior approval. If they find out we made any changes the ownership of the property, they can automatically declare the entire loan balance due immediately. This is where we can get in trouble financially and be at risk of losing the property despite trying to do the right thing and still make the monthly payments.

There are creative ways to work around the Due on Sale Clause with proper approval and documentation in advance. Another option is to do seller financing instead in which you pay the seller instead of taking over the mortgage which would require approval as if you are getting a new loan.

If you want to take advantage of the low-down payment with traditional mortgages in your personal name, you can do a Quit Claim Deed after closing into an entity. It’s recommended you have a conversation with the lender what their Due on Sale Clause is. If they allow change of ownership name, then that could play to your advantage to acquire more properties over time and not have it show on your personal credit since it would be in an entity name instead of in your personal name. Too many properties in your personal name affects your credit and your ability to get more loans even if you are getting rent from all the properties. You are still limited to how many properties you can own at any given time.

***Be an Overcomer!***