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					Real Estate Business Plan
      Flipping Homes, Inc.


             Address:
          P.O. Box 855
    Reisterstown, MD 21136

              Phone:
           410-517-2507

               Fax:
           443-381-0397


         Principle Owner:
         W. Stephen Cook


    Please feel free to visit us at
       FlippingHomes.com
                            Business Plan for Real Estate Investors

Introduction



Congratulations for taking a step towards improving your business! If you are like most small

business owners, you probably have thought about creating a business plan for your

business but have not done so for one reason or another. Whether you did not know where

to start, or the ones you have looked at before were not specific enough for your business

you have come to the right place. The information provided here has been simplified and is

appropriate for most real estate investors.



A business plan is like a compass - it gives you direction, ensures that you stay on course,

let’s you know when you finally get to your destination. In the process you will create and

improve a pattern for repeating your success. We all have heard of how most small

businesses go out of business within the first three years. The reason for their failures will

vary but majority are due to lack of proper planning. Can you imagine building a house

without a set of plans and drawings? None of us would, so why would you start or continue

to run a business that is going to be your lifeline without a plan?



The business plan you create can be used to set goals, apply for funding from lenders, and

track progress. Most individuals and banks are reluctant to lend large sums of money without

looking at a business plan that has clear objectives. Even if you plan is to use your own

funds to start the business you may have a need for additional funding down the road for gap
funding or expansion. In real estate, whether your strategy is buy and hold or buy and

flip/retail, a solid business plan will be critical to your success.



The Plan



The successful real estate investor’s business plan should include the following information:

company information, marketing strategy to include acquisition strategy, implementation plan,

sales strategy, projected sales, profit and loss, overall financial plan and management

summary. The plan should be prepared in such a way that anyone reading it could clearly

understand the purpose and the strategy for success. This means you need to address who,

what, and how questions.



First, provide background information on the company in an executive summary. You will

address why and when the company was formed, who owns and operates it and where it is

located. Go into more detail in describing the company’s objective. If it is a start-up then

identify all the start-up costs and state them along with a chart you create in a spreadsheet.



Second, list the target market for your properties, how you plan to acquire the target

properties, and whether your plan is strictly buy and hold, buy and retail, or a combination.

You also need to address how your company will differentiate itself from others in the

business.



Third, explain your rehab process in enough detail to educate the reader who may or may not

be familiar with this aspect of the real estate business. This process is just as critical as the

acquisition and sales strategies. It is great to have a plan to acquire the properties but
without a well thought out and organized process you could be sitting on a property for a long

time even years. State how the quality and the affordability of your homes will make them

more desirable.

Fourth, every business needs an effective sales plan. Your goal should be to get the most

money for your property in the shortest time. Therefore, you need to put together an effective

sales team and plan to meet your goals. Even if you are a buy and hold investor you should

complete the rehab as soon as possible and put a tenant in the property to start generating

income.



Fifth, provide financial information including sales projections and profit and loss forecast.

Use charts and graphs to make your point. If you are a buy and hold investor then provide

projections for rent, expenses, and vacancy. For the buy and hold investor a key measure of

success is cashflow so include a cashflow table in the plan.



Finally, list all assumptions and close with a summary. The sample plan that is attached is

for a business that has been around for over a year. Make sure you adjust your plan to

reflect the relevant information such as start-up costs for new business and past performance

data.



At this point you may be wondering why do I need a business plan if I am only a part time

investor? Whether you are a part-time or full-time investor you still need a plan for acquiring

the properties, marketing them, and making profit. The only difference is that you now have a

documented plan to refer to, point to what is or what is not working then make the necessary

adjustments. In other words, you have accountability. If you have been around the real

estate business for sometime you probably know of at least one individual who ran out of
money before the rehab was finished or got into trouble with a rental property due to

unexpected vacancy or bad tenants. This is a very common occurrence with investors who

got into the business without a plan. The resulting consequences are usually drastic such as

liquidating the property under renovation for a loss, foreclosure, loss of good credit, and even

loss of personal property to name a few.



By purchasing this plan you have decided you needed to make a change and run your real

estate business like a professional with a plan and accountability. Congratulations!! Now go

to the sample plan. After you finish reviewing the sample plan, return to this section to get

some information on what you will need to prepare your own plan.



The Data

Before you get started with your own plan, ask yourself the following questions and gather

the necessary information:

   1) What type of investing will you be doing? ( Buy and hold, buy and retail, or both)

   2) Will you be doing business in your name or inside a company? If inside a company,

       then decide the type and file the necessary paperwork to incorporate.

   3) What areas will you be targeting?

   4) How many deals would you like to do per year? What is your desired profit per deal?

   5) How will you achieve those goals? Where will your funding come from?

   6) Who is going to be on your team? Identify all the team members such as Realtors,

       attorneys, contractors, etc. and list each member’s role to ensure you have identified

       and addressed any gaps. If you do not have any names get leads from other investors

   7) What is your exit strategy?
Sample Investments, LLC
123 Main Street
Anytown, Anystate 12345
(410) 555-5555 FAX (410) 555-5556


December 15, 2002


To Whom It May Concern:


Enclosed is a Business Plan for Sample Investments, LLC a real estate investment company.
The company buys, repairs, and sells homes in Sample City and surrounding counties. We
have been in business for a year and a half. We are looking to expand our business over the
next three years. In order to achieve those goals we need additional funding. We are
requesting a Line Of Credit in the amount $350,000. As detailed in the attached plan the
funds will be used to buy distressed properties, repair then retail them

Should you need additional information you can reach me at (410) 555-5555. Thank you in
advance for your consideration.




Sincerely,



Jane Investor
Sample Investments. LLC
     Business Plan

Sample Investments, LLC
       November 2002
                                                                        Table of Contents



I.     Executive Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .                                                                              1
                      ....... .........
       . . . . . . . Company. Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
       A.                                                                                                                                                                                                                               1
       B.            Company Objective . . .                                                                                                                                                                                            1
       C.            Company Summary                                                                                                                                                                                                    2
       D.            Start Up Summary. . .                                                                                                                                                                                              2
                     .......
II.    Market Analysis Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .                                                                                    3
                     Market .. .. .. .. .. .. .. .. .. .. ..
       . . . . . . . .. .. .. .. .. .. Segmentation.................................................................................................................... .. .. .. .. .. .. .. .. .. .. .. .. .. .. ................
       A.                                                                                                                                                                                                                               3
       ...
       B.            Market . . Company . . . . . . . .
                     ........................................................
                     . . . . . . Strategy… . .Ownership .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .                         4
       C.            ............................................................................
                     . . . . . . . . . .Strategy .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .
                     Acquisition . . . . . .                                                                                                                                                                                            4
       D.            . . . . . . . . . . Edge. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. ..
                     ........................................................
                     Competitive . . . .                                                                                                                                                                                                6
                     ............................................................................
III.                 .......
       Implementation Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .                                                                              7
                      . . . . . . . . Process
       . . . . . . . The .Rehab . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
       A.                                                                                                                                                                                                                               7
       B.            The Rehab Plan                                                                                                                                                                                                     7

IV.    Sales Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .                                                                         8
       ...........................................................................
V.     Sales Projection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .                                                                         10
       ............................................................................
VI.    Projected Profit and Loss . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .                                                                                  11
       ..
VII.   Financial Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .                                                                       12
       .........................................................................
VIII   Management Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .                                                                                         12

IX.    Important Assumptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .                                                                                  13
       . . . ..….……………………………………………………………………………………………………..                                                                                                                                                                               3
X.     Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .                                                                        13
       ...….……………………………………………………………………………………………………..
I.   Executive Summary



     A.   Company Information



          Sample Investments, LLC was formed in July 2001 to invest in distressed

          properties that require rehabbing for retail or rental. The investment in

          distressed properties will be in Sample City and surrounding suburbs. Sample

          Investments, LLC is solely owned and managed by Jane Investor. Sample

          Investments LLC is located at 123 Main Anytown, Anystate 12345.



     B.   Company Objective



          Sample Investments, LLC purchases residential real estate in Sample City,

          Sample State and neighboring suburbs. We target properties that can be

          acquired at 70% or below of the current fair market value after repairs. These

          properties generally need moderate to major renovations to go into the retail or

          rental market. The resale value of the properties after repair ranges from

          $75,000 to $150,000. While our main objective is to make a minimum of 15%

          profit based on the After Repair Fair Market Value on each deal, we are also

          aware of our responsibility to the communities we do business in, and our role

          in the betterment of these communities. Therefore, we always make every

          effort to provide products that are of good quality and will blend in well with the

          neighborhood.
C.   Company Summary



     Sample Investments, LLC invests in residential real estate by purchasing

     distressed properties below 70% of fair market value. Our strategy is based

     solely on making sure the profit is made going in and not on speculative

     appreciation months or years down the road.



     Our profit margin over the past year has been on the lower end of our target but

     volume has been higher. This is to be expected in the early stages of the

     business cycle. As the business matures we foresee reducing the number of

     transactions and increasing the profit margin. As we develop our business we

     have put in place a solid group of people with defined roles that will ensure our

     success such as Realtors, settlement attorneys, contractors, and bankers. As

     with any business we will continually evaluate each member’s role and

     contribution and make necessary changes.



D.   Start-up Summary (If new company)



     Sample Investments, LLC will receive initial funding from its principal in the

     form of capital contribution and short-term loans. The start-up expenses will be

     approximately $10,000. These expenses are related to legal services,

     stationary, equipment and working capital.
                                   Start-up


           $180,000

           $160,000

           $140,000

           $120,000

           $100,000

            $80,000

            $60,000

            $40,000

            $20,000

                $0
                      Expenses   Assets    Investment   Loans




II.   Market Analysis Summary



            Sample Investments, LLC invests in distressed residential real estate. The

            main target areas will be those areas that are in high demand by first time

            homebuyers and those looking to upgrade into modern renovated homes.

            These areas are Sample Village and Sample Gardens just to name a few.

            They have stable resale values yet provide a sufficient amount of opportunity.

            Once the target property is acquired, it is renovated to match or exceed current

            market standards for retail or rental whichever the case then marketed. The

            process from start to finish takes six months on the average.



      A.    Market Segmentation



            Sample Investments, LLC plans to retail 90% of the properties and keep 10%

            per year as rental after the renovations have been completed. This percentage
     will change in the second and third year as we shift our strategy more to “buy

     and hold” to build passive income and create wealth.



B.   Marketing Strategy



     The properties targeted by our company are affordable single-family homes and

     duplexes in predominantly first time homebuyer neighborhoods located in

     Sample City and neighboring areas. The resale value of the homes ranges

     from $75,000 to $150,000.



C.   Acquisition Strategy


     We find the properties through a variety of sources but our main source is the

     Multiple Listing Service (MLS). The Realtor, Jane Realtor, with Major

     Brokerage Firm, has been effective in locating the right type of properties.

     These properties are typically owned by banks and government through

     foreclosures. The condition of these properties at the time of acquisition will

     range from badly in need of repair to ones only needing minor cosmetic repairs.

     The repair cost will range from $5,000 to $45,000 depending on the type of

     work required. The properties usually are all in need of paint, carpet, new

     kitchen and bath. Since most of these properties have been neglected for

     some time they almost always need landscaping as well as major system

     checks. We pass up on properties with major foundation problems, extensive

     roof damage, odd floor plans and those that require lead paint, asbestos, or

     radon abatement that could result in significant cost overrun.
The most critical factor to our company’s success is buying the property at the

right price. We determine the Fair Market value after renovation by reviewing

recent comparable sales for the area. This data comes from the Realtor as well

as other online sites such as realtor.com. The first formula takes into account

(in the 30%) all acquisition costs, holding costs, selling costs and profit (See

complete descriptions below). This formula works better on properties that

would retail for more than $100,000. For lower end properties we use the

second formula. That sets a minimum profit margin and allows for holding

costs. We determine the price of all properties using a unique formula

(courtesy: Wholesaling for Quick Cash- Steve Cook):



Example: Fair Market Value is $100,000, Repair Costs $30,000

1) $100,000 * .70 = $70,000 - $30,000 = $40,000

or

2) $100,000 - $25,000 = $75,000 - $30,000 = $45,000



The lower of the two figures is the maximum purchase price we would be willing

to pay. Generally, we make our offer $2000 or lower from our target price to

give us some negotiating room.



Description

Acquisition Costs – typical closing expenses etc.

Holding Costs - utilities, interest payments, taxes, etc.

Rehab Costs - materials and labor
     Insurance Costs – property protection (General liability where needed)

     Selling Costs – Real Estate commission

     Miscellaneous Costs – for unexpected expenses and contingency

     Profit - compensation for our time and effort



     For rental properties we take our annual income then subtract annual expenses

     and one month’s rent (for vacancy) then divide by twelve. The target minimum

     figure (monthly cashflow) is $200 or $2400 annually. Expenses would include

     such costs as taxes, insurance, utilities, maintenance, management,

     advertising, and debt service.



D.   Competitive Edge



     Our contracts get accepted even when they are lower than the competition

     because they have none of the contingencies that are typically associated with

     real estate contracts. In addition, we offer quick settlement usually less than 30

     days.



     Since our offers tend to be on the low end we have to make several offers to

     get one accepted. That is especially true now in this hot real estate market.

     Our current acceptance rate is 10 to 20%. This rate is expected to improve as

     our business matures and our team becomes more cohesive. We pride

     ourselveson performing as agreed. His goes a long way when dealing with

     team members who frequently see others who don’t perform.
III.   Implementation Plan



       A.   The Rehab Process



            The rehab process plays a major role in the success of our business both in the

            front end and the back end. On the front end, we are careful to make sure that

            we do not underestimate the repair costs and pay too much for the property.

            We are careful to not purchase homes beyond our capabilities. On the back

            end we must watch the budget to ensure that we do not have cost overruns

            and/or that the rehab process does not take too long to impact our holding

            costs. We are acutely aware that no matter what we paid for the property our

            profit will be in jeopardy if we do not have the right estimates and the right

            people to do the work. Just as we rely on good Realtors to locate great deals,

            we rely upon good contractors to provide us with a fair estimate, reasonable

            timeline to complete the job, and to actually deliver quality work on time and on

            budget. Our targeted timeframe for completing the rehab is one to two months.



       B.   The Rehab Plan



            We divide our scope of work such that we do exterior- roofing, siding, windows,

            doors, landscape, etc., Systems- electrical, plumbing, heating and cooling,

            Interior- bathroom, kitchen, drywall, paint and carpet. The exterior work is done

            first to attract potential buyers with the curb appeal as well as to take care of

            roof leaks that will have impact on interior work. We then take care of electrical

            and other systems work so that we do not have to make repairs to the walls a
            second time. Once the major repairs are out of the way we proceed with

            drywall repairs, paint, kitchen, bath and finally carpet. We do all the

            demolishing at one time so that we can minimize our costs for trash removal.

            We always replace items that will increase the appeal and give our properties

            an edge over others’ such as switch outlets, light fixtures, mailboxes etc. We

            also use colors that are neutral and will appeal to the masses. The house is

            generally listed two to three weeks prior to completion of all renovations to

            generate leads.



IV.   Sales Strategy



            We work closely with Jane Realtor to make sure the property receives

            maximum exposure, other realtors bring only qualified buyers, and all the

            necessary follow-up takes place so that the sale will close as scheduled. We

            tend not sell the properties ourselves and instead rely upon Jane Realtor and all

            the agents that have access to the Multiple Listing Service to bring us qualified

            buyers. Our goal is to sell the property quickly to lower our holding costs and

            maximize profits. Market conditions have made this strategy very attractive for

            us. For this reason, we will offer incentives to move properties on a case-by-

            case basis. We prefer to defer to Realtors who are experts in their field to sell

            the home quickly and list on MLS for maximum exposure, rather than trying to

            sell the property ourselves and possibly end up holding the property longer thus

            reducing our profit. We feel that our time is better spent on finding deals.

            However, should market conditions change, we are equipped to market the

            homes ourselves using classified ads, yards signs, etc. to generate leads.
While we have been successful in selling properties with an average holding

days of less than 180, we understand we may come across a handful of

properties we cannot sell to a retail buyer within a reasonable timeframe. In

such cases we have several exit strategies in place that will allow us to recoup

our investment over time.



#1 Rent



We would keep the property as rental for long-term investment drawing positive

cashflow. The threshold for this type of long-term investment is a minimum of

$200 a month positive cash flow using the formula provided earlier. We would

refinance the property to payoff liabilities such as mortgage or line of credit and

other expenses incurred during the rehab process and take some of the profit

then if possible.



#2 Lease Option or Rent to Own



While the overall conversion rate (lessee to owner) in the Sample City area is

below 25%, this method is still a viable alternative due to its popularity with first

time homebuyers who have less than perfect credit or small down payment, and

self employed individuals who have cash but not the required work history. This

method will provide us with cash upfront, higher rent, and an opportunity to sell

the property sooner without additional expenditures on such things as

advertising.
           We have not had to exercise either option thus far as we have been successful

           in selling the properties quickly to retail buyers. The reason for our success has

           been the quality of renovations, affordability of the homes by the masses, and

           special incentives.



           Quality of Renovations: We have learned what features make a difference with

           potential buyers. With that in mind we almost always replace kitchens and

           baths, apply fresh paint, replace carpet and do some landscaping. Our homes

           have the feel and look of a new home when they are completed.



           Affordability: Our average sale price ranges from $75,000 to $150,000. This is

           within the range of the first time homebuyer and those looking to upgrade to

           homes with modern features such as central air.



           Incentives: We offer incentives to the agents as well as closing costs assistance

           to the buyer as allowed by the lender.



V.   Sales Projection



           We completed 4 transactions in 2001 and are looking to end this year with 7

           transactions. The projections for 2003 are for one completed deal per month.

           For 2004 we are projecting one more per quarter over 2003 projections for a

           total of sixteen per year. We will also need to work on multiple properties at

           one time to achieve this goal.
       2,000,000
                                                                        Gross Sales
       1,500,000
                                                                        Net Profit

       1,000,000


        500,000


              0
                   2001       2002      2003    2004




            The above goals will require us to work on multiple properties at any given time

            at various stages- one under contract to purchase, one under rehab, one under

            contract to retail. The average sales price after renovation will be $120,000

            with a $20,000 average net profit per deal for all years. We expect to exceed

            the net profit figures in future years due to more experience and name

            recognition in the field.



            Our plan calls for 10% of the properties to remain as rental units as long-term

            investments. We will determine which ones qualify for rental as part of our

            initial assessment of each deal.



VI.   Projected Profit and Loss



            Sample Investments, LLC has been in business for 16 months and has

            purchased and retailed 10 homes since its inception. Our average purchase
              price has been $45,000 with a resale price of $120,000 and net profit of

              $20,000 per deal. The net profit margin is 16%. During the past 16 months we

              have looked at several properties and learned how to spot good deals and the

              need act fast and get creative to make the deal. We have also redefined

              everyone’s role on the team to address gaps in the process.



VII.    Financial Plan



              We will seek additional financing from investor friendly lenders. We will apply

              for a line of credit in the amount of $350,000, the amount required to do the

              number of deals we are projecting for 2003. This assumes that we turnover

              each property within 180 days. Until we receive the line of credit we will

              continue to use private or hard money lenders to do deals. It is very important

              to have access to cash for deals that require quick closing. For that reason we

              keep a list of private money lenders who can provide such funding on short

              notice. The acquired properties will serve as collateral for the line of credit.



VIII.   Management Summary



              The management team consists of Jane Investor. Jane Investor will handle all

              day-to-day operations while outsourcing services such as accounting, legal,

              marketing and all renovation related work.
IX.   Important Assumptions



           We assume the real estate market will continue to grow and interest rates will

           stay low. If the climate changes we will acquire more properties for buy and

           hold versus for retail. Another assumption is that the market for homes with

           deferred maintenance will continue to grow.



X.    Summary



           It is our goal to establish a good name as soon as possible so that deals will

           come to us through other investors, individuals, and realtors. Our expansion

           plans are realistic and achievable. We are confident that we have the right

           people on our team and right process in place to achieve our goals.