Stealing Money With Lease Options

If you missed Part 1, check it out now (funk soul brother)

This is what happens on the 365th day of most lease-option agreements. Either that, or someone reups.

Don’t confuse a lease option with its sturdier sibling, a lease purchase, in which you’re obligated to sell the house and the tenant is obligated to buy (unless you mutually agree not to.) Because clearly you should avoid this, we’re not going to explain why you shouldn’t. You shouldn’t smoke cigarettes either, but if you don’t know why we’re not going to waste time telling you.

Again, it’s called a lease option. You want the tenant to be in a position where she can choose to buy the house. If she’s required to buy the house, that means you’re required to sell it. You want to hold on to your asset if at all possible.

We’ve left one crucial piece of information out so far. How many tenants exercise their lease options and live happily ever after?

Some estimates range as low as 5%, which common sense should dictate is a reasonable figure. Again, to exercise the option the tenant has to be able to diligently save for 12 months (or however long the lease is.) Leopards don’t change their spots. Why wasn’t the tenant able to have saved that money in the first place? The vast majority of lease-option tenants simply don’t have the self-control to build up a down payment. What they do have are dreams built on gossamers.

Would you buy a lottery ticket with a 95% chance of winning? For a smart landlord, that’s what a lease-option is. The downside here is minuscule. Not negligible, but tiny. Remember, the worst-case scenario is that you got a year’s worth of free money. For that worst case to happen, the appraised value of your house has to have risen enough that it’s worth the tenant’s while to make an offer. Plus the tenant has to be good for the money. Future housing prices and your tenant’s ability to save are two variables out of your control, but the odds are still hugely in your favor.

One advantage to lease-options is that they work in both expensive and cheap housing markets. In the former case, tenants are looking to lock in a price for fear that eventually they won’t be able to ever buy anything. In the latter case, when the likelihood of the tenant exercising the option is greater (yet still small), you the landlord protect yourself against any potential losses. While still charging premium rents.

(Obligatory paragraph about the morality of this, and seriously, we’re not going to address this again. The tenants know what they’re getting into. They have to sign the lease-option agreement, which means they’re obligated to read it or get someone to explain it to them.)

Really, the only downside is the 5% chance that you could “lose” (i.e. have to sell) your house. Even if that’s a conservative estimate, it’s still overwhelmingly likely that once your lease-option term expires, you’ll still have a house and your tenant will have nothing. That house remains an asset, and not just in that it’s got a dollar value attached to it. At Control Your Cash, we define an asset as something that’ll help you grow wealth (You really need to read the book.)

The house doesn’t just have an intrinsic worth, it enables you to increase your own worth by letting you rent it out – over and over again.

One more thing. Make sure your lease-option agreement prohibits the tenant from coming to the end of the term, not having the money to purchase the house in hand, and thus simply assigning the option to someone else whom she can then buy the house from at her convenience. This is called a “non-assignability” clause. You don’t want the tenant’s rich uncle covering for her and taking your asset.

Rent-to-own is how certain enterprising furniture and appliance sellers got obscenely rich. If there are enough people out there who can’t even muster up the requisite money to buy a sofa without making a year’s worth of payments, imagine how many more can’t do the same thing for a house.

**This article is featured in the Carnival of Personal Finance #319-Summer Heat Wave Edition**

 

“Your health is the most important thing.” Uh-huh.

Every d-bag in this picture (the "d" stands for "dirt") thinks he or she is rich.

A few weeks ago, the popular personal finance meta-blog Yakezie held a contest for students, asking them to define richness and answer related questions. Even though our studyin’ days are long in the past, we decided to write an essay anyway and modify it for you folks. If this doesn’t spur some comments, nothing G-rated will.

Do you think becoming rich is easy or hard in America?  Please explain your viewpoint.  
What is rich to you?  Is it a dollar amount in the bank, a lifestyle, or perhaps even a state of mind?  
The United States is the richest country in the world.  Will there always be poverty?

In the fashion of a corporate customer service department, let’s answer these questions in the order in which they were received.

Becoming rich in America is easy – maybe not easy in absolute terms, but the qualifier “in America” implies that we’re to compare getting rich here relative to getting rich elsewhere.

In the vast majority of the world, getting “rich” means capitalizing on influence and heredity. The most motivated, diligent, dedicated Kyrgyz camel tender or Mozambican copper miner can’t get rich in any meaningful way that we in the Western world understand the term. The opportunities for entrepreneurship just don’t exist elsewhere, for the most part.  The opportunities for joining the governmental apparatus and perpetuating it abound, however. (But only if you’re connected.) And while the United States still has its share of nepotism, red tape, political maneuvering and corruption, it’s nothing compared to what goes on in the rest of the world.

Your humble blogger has a slightly different perspective, having been born and raised elsewhere and only arriving in the United States at the age of 25. When I did I had no money, nor did I have any connections – unless you count the hotel waiter I’d met in Miami a couple years earlier who let me crash on his couch when I first emigrated*. My dreams were modest, but they were distinctively American: make enough to achieve financial independence, ideally on my own and without having a boss breathing down my neck.

So what is rich to us? You’re not going to hear us give some bromide about it being health and good friends, or any of that crap. This isn’t a box of Kashi cereal. If non-monetary criteria are what make people rich, then everyone’s rich, and therefore no one’s rich because “richness” loses its meaning.

“Rich” as we define it means not having to worry about worrying about money. It means having assets that routinely outpace liabilities. Beyond a certain level of subsistence, that’s all anyone can hope for. If you gross $100,000 a year, spend money on everything you could possibly want and need and have $20,000 remaining at the end of the year, and can apply that to the following year’s assets, you’re rich. If you make $5 million and have a $6 million hooker-and-heroin habit, you’re poor.

Will there always be poverty? Again, it makes all the difference in the world whether we’re talking in absolute or relative terms. Our poorest acquaintance lives far more lavishly than John D. Rockefeller ever dreamed of. She can communicate across the world instantaneously. She can control the temperature of her dwelling with the press of a button. She can travel at speeds that the richest people of previous generations couldn’t fathom. For pennies a day, she can ensure that her teeth will stay strong and not fall out of her head. She can eat thousands of calories daily without having to spend time doing the backbreaking labor of growing the food herself. Or even cooking that much of it.

So yes, there will always be “poverty” in the sense that someone will be at the bottom – even though that bottom has risen throughout the history of civilization and will continue to. Is that a bad thing? Not if the alternative to having some at the bottom is to have everyone at the bottom. It’s important to remember that everything is transitory. The vast majority of people in the lowest quintile of income don’t stay there long: it’s more a function of the point a “poor” person’s at in his or her life – just out of school for instance, or unmarried and pregnant with one’s sixth baby – rather than a permanent condition of status. Both Control Your Cash principals were poor by any modern definition at 19. And are probably rich by most people’s definition a couple of decades later. We wouldn’t have changed any of it to have lived under circumstances where the opportunity to fail and be poor wasn’t available.

*No, it wasn’t the follow-up to a torrid homosexual tryst. Just because a guy sets foot in Miami doesn’t mean he’s gay. You people are perverts.

**This article is featured in the Yakezie Carnival-Best of Yazekie this Week**

**This article is also featured in the Baby Boomers Blog Carnival One Hundred-second Edition**

9/10 of a Penny Wise and Pound Foolish

Here’s a fun idea for a drinking game: gather your alcoholic friends around the TV at 6 pm or 11 pm (or if you’re truly committed drunks, 7 am.) Turn on the local news. Anytime an anchor uses the phrase “pain at the pump”, do a shot. If the same phrase appears as a graphic, do 2 shots.

The standard wisdom is that not only are the gas companies setting their prices criminally high, but that it’s crucial that we as consumers take whatever means necessary to economize. It’s thus a moral imperative to find the cheapest gas we can, wherever that might be.

This cultural obsession with recording and comparing gas prices has led to the proliferation of websites devoted to posting prices- Gas Buddy, Gas Price Watch, etc. Even MSN recently got in and took the concept mainstream. Each site helpfully prompts you for a ZIP code and then tells you where you can go to save a few pennies a gallon.

Here’s what’s happening with gas prices in the ZIP code that contains Control Your Cash’s world headquarters.

(Yes, we have a local retailer named “Terrible’s.”)

The cheapest gas on the map is at Location 1, in the southeast. Say we’re stuck in the inconvenient northwest, where retailers are gouging us with expensive $3.85/gallon gas, and we want to take advantage of that sweet bargain-basement $3.79/gallon gas on the other side of town.

To accentuate the point, let’s assume we drive a car that sips fuel judiciously. So we get in our theoretical 36 mpg Honda Civic and drive to the 7-Eleven, ready to fill the trusty coupe’s 13.2-gallon tank. But wait. The needle’s only at the 1/4 mark. Should we drive around the block a few dozen times and thus save even more?

Let’s say we act rationally and don’t. That means we buy 9.9 gallons, and save 6¢ on each one. For a total of 59¢. Easy street, here we come.

And it was only 5 miles out of our way, 10 miles round trip, which means we burned .27 gallons to get there. Or $1.07. Net loss 48¢, not including the 20 minutes or so it took to drive there and back. Even if you value your time at a mere $8 an hour, that’s another $2.67 you’re out for a total of $3.15 just to hunt for cheap gas.

You see? That military-industrial complex has its fangs in so deeply, that they’ve now got it costing us $3.15 just to shop for gas, let alone buy it!

The problem is obvious – there just isn’t that much difference between cheap and expensive gas in the same locale. It’s not like we chose an extreme example to illustrate this. We didn’t go looking for the part of the country that filled the bivariate conditions of having the smallest discrepancy between low and average prices, and the maximum distance between them, only to happen to find that place in our backyard.

Gas Price Watch and its ilk seem to have enough regular readers to stay viable: it boasts 173,382 “member spotters”. If that many contribute to Gas Price Watch, then at least as many must use it, right?

What a waste of resources, brainpower, bandwidth and more.

In the extremely unlikely event that your neighborhood station is selling gas for $6/gallon while one half a mile away is selling it for $4, then fine; go out of your way to buy the cheaper stuff. But under any set of real-world circumstances, you’re mildly crazy if you don’t simply fill up where and when it’s convenient.

**This article is featured in the Totally Money Blog Carnival #27, the Titanium Edition**

**This article is also featured in Totally Money Blog Carnival – Trivia Edition – July 18 2011**