How Tim Benskin Scored a $53,000 Profit Without Renovations Using Private Money

In the latest episode of the Raising Private Money podcast, Jay Conner sat down with mastermind member Tim Benskin to discuss his latest deal in Swannanoa, North Carolina. 

Tim shared his unique approach to acquiring, financing, and profiting from real estate investments, offering invaluable lessons for aspiring and seasoned investors alike. Today, we will dive deep into the key topics discussed, providing a comprehensive guide to understanding Tim Benskin's successful strategies and tactics.

A Fortuitous Encounter: The Genesis of the Deal

Tim Benskin’s latest deal began with an unexpected opportunity. While working on a property purchased from a wholesaler, Tim was approached by a neighbor who inquired if he would be interested in buying his house. This initial conversation set the stage for a profitable transaction.

Key Takeaways:

• Networking and Relationship Building:
  Tim’s success in this deal highlighted the importance of maintaining good relationships with contractors, neighbors, and other stakeholders in the real estate industry. An open line of communication can often lead to new opportunities.
• Opportunistic Mindset:
  Being present and attentive during property renovations can present unforeseen chances to acquire new properties at favorable prices.

Negotiating the Purchase Price

The neighbor initially asked for $150,000, but after assessing the property and understanding the seller's needs, Tim successfully negotiated the price down to $130,000. This $20,000 reduction set the foundation for a profitable investment.

Key Takeaways:

• Negotiation Skills:
  Tim’s ability to negotiate effectively saved him a substantial amount on the purchase price. Understanding the seller’s motivations and maintaining a flexible negotiation stance is crucial.
• Assessing Property Value:
  Conducting a thorough property valuation, including an understanding of After Repair Value (ARV), is essential in negotiations.

Leveraging Financing: Private Money and Profit Centers

Tim financed the property using private money, borrowing a total of $130,000 from two private lenders. The strategic use of private money enabled Tim to acquire the property without using his capital while structuring repayment terms that supported a positive cash flow.

Key Takeaways:

• Private Money:
  Utilizing private lenders can provide flexible financing options, often with more favorable terms compared to traditional lending institutions.
• Multiple Profit Centers:
  Tim created several profit centers through this deal, including monthly cash flow, a nonrefundable lease option deposit, and potential appreciation upon sale.

Innovative Selling Strategy: Work for Equity

Tim’s decision to sell the property through a lease option with a "work for equity" component was a masterstroke. This approach not only minimized his upfront renovation costs but also incentivized the buyer to invest in the property’s improvement.

Key Takeaways:

• Work for Equity Concept:
  Allowing buyers to reduce their purchase price by undertaking necessary repairs encourages them to buy into the property's value and care for it. Tim’s buyers stand to receive a $10,000 credit for completing specific agreed-upon repairs.
• Reducing Risk and Increasing Profit:
  This strategy reduced Tim's risk and repair costs while increasing the property's sale price to $187,000, considerably higher than its ARV.

Monthly Cash Flow and Final Profit Analysis

Post-financing, Tim’s monthly outgoing payments to his private lenders totaled $940. His lease option agreement brought in $1,450 a month, leading to a net positive cash flow of $284.34.

Key Takeaways: