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hey youtube welcome to grandma's house who else would have curtains this fancy my name is april crosley i am a real estate investor based out of berks county pennsylvania i flip houses there we own some small multi-family rental property we also do a little bit of private lending if you follow me on instagram you know that my grandma is like one of my best friends i call her my homie she's this short little munchkin you can find our instagram page at april crosley i'm currently traveling the united states in my rv with my husband but our flip business and our rental business is based out of berks county pennsylvania we are home for the holiday so we've been staying at grandma's house and hanging out with her for a little while and today i'm bringing you a video to answer a question i've gotten three times in the past few weeks and that is what contract do i use for seller financing i talk about seller financing a lot on this channel you guys know i love seller financing i think it's one of the sweetest ways to buy i did a video previously so make sure you click like and subscribe and it was all about finding small multi-family properties which i love because there's a lot of older mom and pop sellers and often times they will sell or finance because they still want to get cash flow from the property um they just don't want to deal with the hassle the tenants anymore so because i made that video and several others about seller financing people are asking me what contract do i use for seller financing so first here's my disclaimer i am not an attorney and anything i tell you you should run by your attorney and your contract should not come from me it should come from your attorney but i'm going to do a screen share with you just to show you a simple example of what i use a local real estate agent can help you as well they can use a contract that's typically utilized for your state and in the financing section they're just going to fill out that the seller is financing and they'll put all the details in there but i'll show you the simple contract i use and i advise that you have a contract drawn up by your attorney so these are the steps when i'm meeting with a seller to get a seller financing contract signed this is what my contract looks like let me do a screen share so i can show you my desktop here so this is my very simple offer to purchase contract so it just has at the top offer to purchase real estate it known the undersign under sign my llc is stutter jones but we have a dba filed so we do business as berks county house buyers and honestly this is my flip business so typically like in here i would put my rental company i have a different llc that i hold rentals in so i have an llc for my rentals and then i have another llc that i flip so i don't like commingle the two which again your attorney can provide you guidance on that but um offers to purchase from so in here you would put the seller's name in here you would put the address real estate known as and then we just put like whatever borough or township it's in and i always put the tax id number just for clarification for the title company and whoever else may need the contract makes it easier for them so there's no confusion in case you have two addresses that are similar so let's just say we're doing a seller finance of 60 000 so my typical contract we purchase things cash so i would just put offer price is 60 000 cash but in this one i'm gonna put offer price is sixty 000 to be financed by the seller and then deposit whatever deposit you want to put so let's just say we put a thousand dollars down and then it'll just say balance at closing which i typically take this out with a seller finance and i just put in here um buyer is purchasing property on seller finance seller to finance oops sixty thousand dollars at let's just say five percent for um or on a 30-year amortization [Music] with a five-year balloon and if you watch my seller finance videos from before on the channel we talk about different ways that you can structure that seller finance and how we give sellers options so we'll give sellers like a seller finance option with a shorter term but a lower interest rate or a longer term but a higher interest rate so we tried to see what's most important for the seller is they have do they want more money down do they want to finance the whole thing um is a higher interest rate important to them so you can change your amortization term your balloon term your payment all of that so seller to finance sixty thousand at five percent or thirty or amortization with a five year bloom and then i'll just put principal and interest payments of whatever your principal and interest payments are monthly starting let's say we're going to close on um we don't really have to fill that out but just whatever month you want to start on what month are we in are we in december so let's just say you're going to start your monthly payments 1 1 uh 2020 okay and then we don't even have to fill out total purchase price so really i'm just adjusting my contract and typing it out so that the title company knows that the seller is financing it if you don't know how to figure out the principal and interest payments go back and watch the video on my channel of my other seller financing videos because i walk you through the bret whistle amortization calculator which there's lots of apps out there that can calculate the principal and interest payments for you i really like his calculator online because it lays out every single monthly payment shows you your pay down shows you what your balloon payment is going to be at the end of five years so then you're going to take this contract and you're going to send it to your title company and you're going to send it to your attorney if your attorney didn't drop the contract for you which so if a real estate agent does it for you just make sure the contract goes to your attorney why does it have to go to your attorney because the seller is basically turning into the mortgage company the seller's financing it so the seller needs a note and the seller needs a mortgage so the note lays out all the terms so you have the terms here in the contract but the note officially lays it out and gets notarized saying like you acknowledge this is what you're gonna pay the seller let me stop my screen share here for a second if i'm able okay so the note lays out what you're going to pay to the seller and then the mortgage secures that seller meaning you can't go and sell the property to someone else until you've paid off the seller until you've followed through with the terms that are laid out in the note so i quickly brought up a new mortgage it's for one that i um use in my flip business for you guys just to refresh your memory but again if you go back and watch some previous um videos on my channel i do go over a note mortgage in a little more depth so we'll do a screen share again and just let me see if i can bring up okay this is a just a sample promissory note let's zoom a little bit well that didn't go as planned there we go um so this lays out how much you were borrowing or how much the seller is financing so if it was 60 000 this would say 60 000 obviously not 112 and it lays out who um is making the payment so in this example this is my flip company and i'm paying let's say holdings llc is the seller that's seller financing the building for me and it lays out the amount you're paying them back okay and if you scroll down it will state there's a mortgage and an attorney needs to draw all this up for you do not do this via like staples.com or some like legal website out there on the internet you really have to find a local attorney so how do you find them referrals through a real estate investment meetup or a real estate group in your area on facebook there's resources out there you have to reach out to people that have done this before or just start googling and talking to real estate attorneys that are local in your area then down here it will allow all the terms for when they're going to release funds and how you're going to repay funds so again we go over this super in depth this will look a little different because this is for a flip project so for a seller finance deal obviously it's a much longer term you're talking about like a seller's holding a note for like five years so it might say you're going to make monthly principal and interest payments of let's just say 465 dollars a month for the next five years with a final payoff and balloon of x amount five years down the line and then that's when you pay the seller off so the contract is as simple or as difficult as you want to make it you can do it on your own you can have an attorney do it but that contract needs to be followed by a note and a mortgage the mortgage will get recorded the note and everything will get notarized at settlement so that way the seller is their loan is basically secured to that property but we talked about in a previous video sometimes there's confusion about does the um does the sorry guys does the seller pay the taxes still does the deed transfer and the deed does transfer into your name so you become responsible for all the property taxes and everything the seller is no longer responsible for that they are strictly becoming the mortgage company so in short don't over complicate seller financing contract i hope this was helpful for you guys to learn more you can check us out on instagram and see my homie there at april crosley you can follow us on facebook at lazy girl real estate investing and you can check out more information at www.lazygirlrei.com thanks guys have a great day