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Read up on the pros and cons of buying a foreclosed property as a real estate investment.

Should I Buy A Foreclosed Home? Pros And Cons

You can find foreclosed homes in nearly every real estate market in the country, and buying a foreclosed home has become easier following the mid-2000s mortgage crisis. After the moratorium on foreclosures, in response to the COVID-19 pandemic, ended in July 2021, investors expected an increase in foreclosure. However, we’re still seeing a limited supply and significant competition. The greatest incentive in purchasing a foreclosed home is costs, but unpredictable timelines, repairs, and stiff competition may deter you from buying a foreclosed home. 

What your need to know about buying a foreclosed home 

There are several types of foreclosures: pre-foreclosure, short sale, sheriff’s sale, bank-owned, and government-owned. Every kind of foreclosure has unique characteristics, and the purchase process varies. Consider choosing a real estate agent who is familiar with the foreclosure process. They’ll be able to provide you with specific insight based on their experiences. 

When an owner can no longer make payments on their mortgage, the bank takes possession of the home. The bank usually sends a notice of default after 90 days of missed payments. Often, the homeowner has the opportunity to arrange for a new payment plan with the bank before the home is sold. If you’re buying a foreclosed home, you are purchasing the home from the bank, not the home's original owner.

Pre-foreclosure: Once the owner is in default on their mortgage, they are notified by the bank. If the homeowner can sell the property during the pre-foreclosure period, they can avoid the foreclosure process and some of the impacts on their credit history. 

Short sales: If a homeowner is enduring financial hardship, they may be able to sell their home in a short sale. The lender has to agree to accept less for the property than what the homeowner currently owes on their mortgage. Short sales can be lengthy because the bank has to respond and approve the deal. 

Sheriff’s sale: Sheriff’s sales are auctions held after homeowners default on their loans. These auctions are facilitated by local law enforcement, hence the name sheriff’s sale. In these auctions, the home is sold to the highest bidder. 

Bank-owned properties: If a home does not sell at auction, it becomes a real estate owner (REO) property. The mortgage lender, bank, or mortgage investor owns the property, and these types of properties are sometimes also called “bank-owned” homes.

Government-owned properties: Similar to REO properties, this type of home was initially purchased using an FHA or VA loan, both government-back loans. When these properties are foreclosed and do not sell at auction, they become government-owner properties. Then, they are sold by brokers who work on behalf of the agency which issued the mortgage. 

While all cash offers will provide your most significant advantage when buying a foreclosed home, various financing options are available for investment properties. Keep in mind that private lenders may be less inclined to finance the purchase of a foreclosed home. To expedite the process, consider choosing a lender and getting pre-approved for a mortgage loan. 

If you are interested in purchasing a foreclosure, we recommend exploring the government-sponsored financing options available to those who qualify. A 203(k) loan is a type of financing provided by the Federal Housing Administration (FHA). There are several different types of 203(k) loans. You’ll generally be charged a mortgage insurance premium to offset the bank’s risk. You will also find the interest rates for these types of loans are about 0.25% higher than conventional loans. 

The HomePath ReadyBuyer program is offered by the Federal National Mortgage Association (FNMA), or Fannie Mae, and primarily targets first-time home buyers. After participating in an educational course, homebuyers are eligible for closing cost assistance and other benefits. 

Finally, the HomeSteps program may be a good option if you live in one of the following states: Alabama, Florida, Georgia, Illinois, Kentucky, North Carolina, South Carolina, Tennessee, Texas, and Virginia. This program, which Freddie Mac facilitates, only requires 5-10% down and does not require mortgage insurance. You’ll need to find a HomeSteps eligible property to use this program. 

While buying a foreclosed home may offer a unique opportunity, it’s critical to understand the potential drawbacks so you can make an informed decision and confidently move forward.

Lengthy process with additional paperwork 

Foreclosures present a lot of complications, and with those complexities comes additional paperwork and processes. While banks are eager to sell their properties, their processes and response times can quickly become frustrating. If the bank has a backlog of foreclosed properties, its response times can exceed several weeks or months. 

Unlike other types of homes, foreclosed homes are sold “as is.” The buyer is responsible for any damage, repairs, or maintenance that may be needed on the house. This can include repairs that may not be immediately obvious. In the case of a foreclosed property, the seller will make no upgrades or improvements. However, sellers do have an obligation to disclose the existence of lead paint. In some places, sellers may be required to disclose past structural defects, a history of flooding, or infestation. 

Since these homes are sold “as is,” you should expect them to need repairs and updates. Depending on the home in question, these repairs may be costly, especially if they are unexpected. It’s highly recommended that you complete a house inspection during the home buying process to understand what repairs will be needed. 

While rare, you may also experience vandalism, especially if the property has been vacant for an extended period. In some cases, previous owners may intentionally inflict damage or remove items of value from the home. 

Real estate investors and professional house flippers are familiar and well-versed in buying foreclosed homes. They’ve made buying foreclosed properties their entire business, and you can expect them to be discerning buyers. Foreclosed homes with the most opportunity will often attract several bidders. The competition for foreclosed homes has only increased in recent years thanks to the foreclosure moratorium issued in response to the COVID-19 pandemic. 

Once you understand the potential pitfalls of purchasing a foreclosed home, you can weigh any concerns against the unique investment opportunity this kind of purchase offers. 

The most significant benefit of purchasing a foreclosed home is the price. Foreclosed homes are typically sold for less than other comparable homes in the same area. For pre-foreclosures or short sales, the owner has limited time to sell the property. They’re often willing to accept less than the home's current market value. For other types of foreclosures, it’s helpful to understand that banks, local law enforcement, and government agencies are not in the business of selling real estate. It’s often in their best interest to sell any real estate they acquire quickly and efficiently. 

In some cases, you may be offered additional incentives outside of price. Some sellers may offer a reduced down payment, lower interest rates, and a reduction or elimination of appraisal fees or closing costs. 

Purchasing foreclosed homes can be a smart way of acquiring lower-cost real estate and adding to your real estate investment portfolio. If you plan to rent the home and you have the funds to make any required repairs or updates, you may be able to establish a cash flow-positive rental property. 

Make smart real estate investments in partnership with Belong 

Once you’ve purchased and financed your investment property, you can consider how you will manage and maintain your new investment. Belong is a modern alternative to the property management companies of the past. We help increase your returns and price your property for maximum cash flow. When the time comes to find residents for your investment property, we attract, screen, and retain residents who will value your new property as much as you do.

Learn more and calculate how Belong can support your real estate investment strategy.

Should you buy a foreclosed home? Read up on the pros and cons of buying a foreclosed property as a real estate investments.

Before buying a home with an HOA, learn the HOA red flags to avoid.

HOA Red Flags to Lookout for Before Purchasing a Home

If you purchase a home in a community or building with a homeowner’s association (HOA) and intend to rent out that property, you must evaluate the HOA to understand if they will be supportive. A homeowners association or HOA is responsible for managing a community or building. Generally, HOAs are led by a board of directors, and the association’s members are residents of the community or building.

While HOAs can be a vital part of a thriving community, a poorly run HOA can cause headaches, fines, additional costs, or even require a homeowner to engage in legal action. Several things may indicate issues or prompt future consideration if you purchase a home with an HOA. 

HOA reserve funds are set aside for unexpected costs or maintenance. The HOA budget and this reserve are comprised of member fees. If an HOA does not have a healthy reserve in its budget, it could indicate improper budgeting or that its expenses exceed its member dues.

If there is a limited reserve fund and unexpected costs arise, members of the HOA could face a special assessment. In the case of a special assessment, the HOA would require homeowners to pay an additional fee on top of current monthly or annual payments to cover the unexpected cost. 

To better understand the HOA’s financial situation, consider asking if they have any renovations planned in the coming months or years. Asking this question can help you assess their approach to large maintenance projects. Do they plan for major repairs or renovations, or do they rely on special assessments rather than a well-planned budget? 

If you are considering buying a rental property inside a larger building, it’s wise to inquire about the roof and other major systems like HVAC or a boiler. If the building needs to make a significant replacement or repair, you could be facing a special assessment if their reserve funds won’t cover the entire cost. 

Community guidelines can be a helpful way to ensure that the neighborhood or building remains in good condition and is well maintained. However, unreasonable or excessive rules may indicate a likelihood of issues or conflict in the future. Well-intentioned maintenance rules help to keep a homogenous look and feel within a community. However, these guidelines can sometimes be outdated or fail to account for new trends and approaches.

For example, does your HOA entirely prohibits the use of xeriscaping instead of providing helpful guidelines on how you can execute it? As a homeowner who plans to rent the property, consider how you might expect the residents of your home to maintain the landscaping. If xeriscaping is part of your maintenance plans for a rental property, you’ll need to review the HOA guidelines closely. 

You will also want to review maintenance rules and potential consequences or fines carefully. Keep in mind that you will ultimately be responsible for those fines. You may also consider including HOA guidelines in your future lease agreement. 

Amending HOA rules is difficult or prohibitive 

The purpose of an HOA is to protect the best interests of the community it serves. As with any organization, the governing documents should be regularly reviewed and updated. It’s prudent to carefully review HOA documents, looking for the process by which an association member can amend rules. 

If a policy change requires a vote with 75% support, you may be looking at an HOA that is unwilling to change to adopt new guidelines. For most associations, a majority vote is an excellent way to gauge the communities desires and respond to the evolving needs. 

You will also need to watch out for issues with quorum. Quorum will be defined in the HOA documents and may require that a certain number of people vote among the total number of possible voters. Quorum policies can quickly complicate or make rule changes more difficult. 

While it’s not uncommon to see consequences or fines for the rules outlined by an HOA, it’s wise to keep an eye out for escalating penalties. These types of fines double or increase significantly every time they are issued. For example, the first maintenance fine might be $25, the next might be $50, and the third could be $100. 

Escalating fines could indicate that residents are apathetic about penalties issued by the HOA. The HOA may feel it’s necessary to increase the fines to gain the attention of residents. In this case, closely inspect the neighborhood or building. Does the community seem well-maintained? 

Escalating fines, especially if they are excessive, could also suggest that the HOA is a bit overzealous. Are fines issued for significant violations, or do they seem petty? If it looks like the HOA has a nit-picky approach to penalties, you may spend excessive time and money addressing violations. 

Rules limiting the number or percentage of property permitted to be rentals 

In some communities or buildings, HOAs have implemented amendments that restrict leasing. These changes are designed to improve the community’s financial strength but can impact how you move forward. 

If they permit you to lease the home you are planning to purchase, you may be at an advantage since there will be limited competition in the immediate area. However, the HOA may not be able to guarantee you will be permitted to lease the property, or they may have already reached their leasing percentage limit.

Read More: How To Rent Your Home and Stay HOA-Board Approved

If the HOA is currently facing a lawsuit, you may want to investigate further before moving forward with your purchase. Litigation is expensive, so most people will not proceed with a case unless they think they have good reasons. Carefully research any pending litigation to understand the scope and origin of the issue. For example, a slip and fall claim may not be alarming, but keep an eye out for anything that may be more substantial.

Suppose there is pending litigation against the HOA. In that case, insurance will likely cover the costs associated with legal proceedings. Still, you can expect that the HOA’s insurance will increase the following year and that the HOA will extend those costs to association members. 

Once you know how to identify concerning trends, you’ll need to complete a careful assessment of any potential HOA. You can learn more about the HOA and gather the information to help decide if the association will support your investment property in their community. 

Financial documents can provide significant insight into how an HOA approaches its responsibilities. As discussed, you want to look for reserve funds that equal to or exceed 10% of the monthly/annual dues. You can also verify that reserve funds are allocated in the budget to cover any overages. 

HOA financial documents should also indicate the number of units or homes delinquent on dues. If there is a significant number of delinquent association members, it may be difficult for the HOA to meet its financial obligations, and the HOA may pass on those additional costs to homeowners. 

Similarly, you’ll want to look for a record of how many units or homes in the community are currently in foreclosure. If many residents default on their loans, they are unlikely to have paid their association dues. Further, this may indicate more significant issues in the community. 

Finally, you should verify that the HOA has fidelity coverage which protects them from theft or embezzlement. 

In recent years many HOAs have begun to record their meetings, and viewing or listening to these recordings can give you significant insights into the association’s state. If you see the same issues coming up monthly, you can expect those same things to be a problem if you purchase in the community or building. You can also look for mentions of recent fires or other insurance claims. If the association recently made an insurance claim, you can expect their insurance costs to go up the following year.

Chat with neighbors or building residents

Don’t be afraid to talk with people you see in the neighborhood or building. Most people are happy to share their experiences. If they negatively perceive the HOA or have had bad experiences, they will likely share it openly. In contrast, you may find that neighbors speak positively about the community. 

A successful real estate investment strategy requires the right support. Once you've identified the ideal property with a supportive HOA, consider building a team of experts to support your next steps. Belong offers homeowners an alternative to traditional property management. We’re not a property management company but a complete residential network and service that goes above and beyond for homeowners and their residents. 

With guidance from our team of real estate and maintenance professionals, your home will always attract the best price and the best residents. With Belong, you can expect fewer vacancies, good people who care for your home, and profitable rental income. 

Learn more about Belong and see its role in your real estate investment strategy.

A poorly run HOA can cause headaches for homeowners, especially rental property investors. Before buying a home with an HOA, learn the HOA red flags to avoid.

Home Owner Association Red Flags to Lookout for Before Buying

Find out how to evaluate your rental property's location to price the rent accordingly.

How To Evaluate The Location of Your Real Estate Investment Property

Location is one of the most critical factors potential residents will consider when choosing a rental home. If your real estate investment property is in a better area, you can expect higher rent prices, more interest in your property, and increasing property values. 

What factors determine if a property’s location is good or bad?

While the location of every property will have unique characteristics that impact desirability, you can expect these factors to affect almost all homes in a rental market. 

In metropolitan cities, a centralized location can significantly impact how desirable your real estate investment property is. In areas with limited opportunity to build new homes or add to the rental market inventory, there will be a fixed number of rental properties and growing demand. As such, rental homes in these areas will become more desirable over time and increase in value. You can also apply this principle to any popular place where the addition of new homes is limited. 

Accessibility of a real estate investment property 

Many residents may choose a rental property easily accessible by car or closer to transit hubs like bus stops, subway stations, or bike-share locations. The impact this has on the location of your real estate investment property will vary depending on your specific city, suburb, or community. In some cities like New York or Chicago, potential residents will look for a rental home within walking distance to specific public transportation stops or on certain lines. In suburban locations, public transportation may not be as desirable. 

Some residents will look for neighborhoods near main transit routes, especially if they commute to work. For many, an ideal location will allow residents to access the home via several routes.  

Amenities within proximity to the real estate property location 

It will surprise almost no one that many residents look for rental homes near essential amenities. Some will evaluate your real estate investment property based on its proximity to their grocery store of choice. It will likely be deemed a better location if your home is close to more desirable or boutique grocers. Similarly, homes near areas with music venues, restaurants, and coffee shops may attract more interest.

The local school district can also impact your investment property’s location. You can also expect home values and rental pricing to be higher in areas where school districts are favorably rated. When high-quality schools attract homeowners and residents to a specific location, the value of those properties increases. However, if your property’s school district ranks average or below, your rental pricing may not be affected dramatically because not all potential residents will prioritize the quality of schools. 

Appearance of the rental property location 

When potential residents evaluate the location of your real estate investment property, they will inevitably take a visual inventory of the neighborhood and surrounding areas. At the very least, potential residents will assess how well the community is maintained. They may carefully evaluate if roads and nearby businesses are well maintained. If they see unkempt landscaping, trash, or other unsightly things, they make them think twice before moving forward. 

More discerning residents may look for well-maintained and plentiful trees and quality landscaping. Some residents may prioritize locations where they can easily access walking trails or neighborhoods with sidewalks, crosswalks, and a pleasant landscape. If your real estate investment property is located near parks, walking trails, playgrounds, or dog parks, it will likely be more desirable to potential residents. 

Development and growth plans for the location 

It’s helpful to consider future developments and plans for growth so you can understand how the location of your investment property impacts your rental pricing and popularity. Neighborhoods and communities experience near-constant change. To best evaluate the location of your rental property, you should consider plans for schools, hospitals, and public transportation. You may also want to research civic infrastructure plans, including road expansions or improvements. 

Remember that commercial or residential development can be both advantageous and disadvantageous. In some cases, residents may be excited that they are building a new grocery store. However, they may dislike the addition of a gas station or large apartment complex. Understanding how your community is changing can help you better evaluate the location of your real estate investment property. 

Specific location of the lot or building 

When it comes to the location of your real estate investment property, you’ll need to consider both the surrounding area and where your home is located within that area. While potential residents may want to be close to major roads, the location of your rental property becomes less desirable if the home is located on or next to a major highway. Potential residents are likely to express concerns about noise and safety. 

Similarly, if the rental property is located in an area with limited parking, it may be more difficult to find residents, especially if the property does not have onsite parking. Generally, homes with a view or located near a body of water, park, or other open spaces tend to be more desirable. In some cases, older homes needing more updates may command more interest simply due to their specific location. 

How to find residents who will love the location of your current real estate investment property 

It’s helpful to understand who may be most interested and attracted to the home to find the best possible residents for your real estate investment property. To do this, you can list your location's specific benefits. Then, decide which types of people might be likely to prioritize the location of your particular property. For example, parents with young children might prefer a home in a high-quality school district. Retirees might like homes near plentiful outdoor spaces, and young adults might look for a rental home near entertainment and amenities. Once you’ve evaluated your property in this way, you can market your rental to attract the best residents. 

You may also want to consider affordability, the current job market, and trends in the community. In a best-case scenario, you attract the best rental property residents while simultaneously returning a profit to you.

How to consider location if pricing your real estate investment property 

While location will be one of the most critical factors in pricing your real estate investment property, it should not be the only feature that impacts your pricing decisions. You should also consider the age and condition of the home, the local real estate market, your home’s size, nearby amenities, and your home's curb appeal. To ensure that your rental property remains cash flow positive, you should also calculate your annual maintenance and management costs. 

Do you need a partner to help you price and find the right residents for your real estate investment property? 

Belong is a modern, people-focused alternative to old-school, fee-ridden, low-tech property management. 

Belong helps you set the best possible rental price by using market data and real-time interest from potential residents to maximize the value of your home. We do this by analyzing the number of impressions, clicks, tour-sign ups, and the total number of applications in progress for your rental property. A real-time evaluation allows us to adjust our pricing strategy to maximize your rental value. This unique combination of technique and technology will enable us to exceed the industry average in placing new residents, which means your home gets rented sooner. 

Belong’s work doesn’t stop there. We work with you to attract, screen, and retain residents who will appreciate your property. When prospective residents start reaching out about seeing the property, we schedule and show the home on your behalf. Once we’ve found the right residents for your property, our concierge team will collect rent, schedule any visits, and support you and your residents.

Enter your home address to see rental pricing for your property.

How do you evaluate the location of a real estate investment property? Find out how to evaluate your rental property's location to price the rent accordingly.

Understand the different kinds of insurance available for real estate investors to best assess which types of coverage are best for your unique circumstances.

Insurance 101 for Real Estate Investors

Insurance plays a critical role in any real estate investment strategy. Understanding the different kinds of insurance available for real estate investors will allow you to best assess which types of coverage are best for your unique circumstances. When you have a strong comprehension of insurance, this knowledge will enable you to protect yourself and your investments. 

The information included here is for information purposes only. Every individual’s needs and circumstances are different. You should discuss your unique situation with a licensed insurance broker. 

How insurance for real estate investors differs from homeowner insurance 

If you currently own a home, you may already be familiar with homeowner insurance. This insurance covers liabilities like fire, flood, personal belongings, and theft. While insurance for real estate investors is similar, there are several critical differences. 

If you plan to insure a rental property, you don’t need to insure your resident’s personal property. Still, you may need to protect your investment in other ways. Insurance for real estate property owners helps to protect the investment that you have made and ensures that you are protected based on common and potential outcomes.  

Investment or rental property insurance 

Rental property insurance, sometimes called investment property insurance or landlord insurance, helps protect you financially from damages or injuries related to your rental property. This type of insurance is available for both single and multi-family rental properties. Keep in mind that you may need to consider a commercial insurance policy if you own a larger number of real estate properties. 

What does rental property insurance cover? 

While each individual insurance coverage will differ depending on the specifics of your insurance plan and carrier, you can expect most insurance to protect you against covered damage or destruction to the home you rent out. Most rental property insurance plans will also provide coverage for other structures on your property (garages, fences, etc.) and any personal property you may use to maintain the rental property.  

Each rental property insurance policy will include a list of “covered perils.” This is a list of the types of damages that your policy protects you against. For example, most policies will include hail, tornadoes, or hurricanes in the list of “covered perils.” Additional coverage for loss of rental income, unavoidable construction costs, or protection against burglary and vandalism may be available.

With the help of a knowledgeable insurance broker, you will have the opportunity to customize your rental property insurance policy. Further, certain types of coverage may be required by your lender if you don’t own the investment property outright.  

A common addition to rental property insurance covers medical and legal expenses if someone is injured on your rental property and a court finds you at fault. Adding a landlord liability policy also protects you in case your resident is injured, and you’re found at fault. 

For most rental property insurance policies, you may also be able to include coverage for what is called “landlord contents.” This coverage is most frequently used if you plan to furnish your rental property. In this case, landlord content can include items like furniture and rugs. A policy that provides coverage for landlord contents will protect your items if damaged or destroyed by a “covered peril.” If you’re concerned about the damage a tenant may cause, you must ensure that this is listed as a “covered peril.” 

Your standard rental property insurance may not cover damages resulting from theft or vandalism. To ensure that you are appropriately insured, discuss any concerns about theft or vandalism with your insurance broker. They can provide detailed insight into what will be covered by your policy or what additional protections you can add to your policy. 

Imagine purchasing a rental property only to learn that the property needs additional work to ensure it meets building codes. In insurance, this is called “unavoidable construction,” and a rental property insurance policy can provide coverage to pay these expenses.

One of the most critical types of landlord insurance coverage protects you against potentially lost incomes. A standard policy may not include this type of coverage. Still, you should consider discussing the benefits and costs with your insurance broker. 

Imagine that your property sustains damage from a covered peril and is uninhabitable. In this case, loss of income coverage can help replace the income you would have made from your rental income. Further, imagine that repairs to your rental property take six months to complete. A loss of income inclusion on your rental property insurance would replace the income you would have made for those six months. 

3 things that are not covered by rental property insurance 

While there are many to customize your rental property insurance, there are three items that are not covered by landlord insurance. First, rental property insurance does not cover maintenance or appliances. Your insurance company will not cover the costs associated with replacing the carpet or dishwasher in your rental property. As the owner, you must plan for annual maintenance and repairs. 

Rental property insurance does not cover your tenant or any of their property. As a result, it’s best to require your residents to purchase renters insurance. Renter’s insurance is generally very affordable. You may also consider adding this requirement to the lease. 

Finally, rental property insurance does not cover owner-occupied or shared property. Rental property insurance only applies to properties that the owner does not occupy. 

How much does rental property insurance cost? 

While the cost of rental property insurance will vary depending on your specific coverage and location, you can expect that this type of insurance will cost about 15% more than homeowner insurance. The average cost for standard rental property insurance is $1,500/year. You can expect the premium cost to increase as you increase your coverage. 

Several additional factors can impact the cost of rental property insurance:

Smart home devices that provide warning of issues 

High-risk features like fireplaces or pools 

Ask your insurance broker what upgrades or repairs you can make to reduce your insurance costs. With guidance from a knowledgeable insurance broker, you can identify a policy that fits your needs and budget.  

Considerations and questions for your insurance broker 

As with any significant decision, we recommend you get several rental property insurance quotes. It's also helpful to find a broker who will partner with you to find the best coverage for your needs. You will also want to discuss the deductibles associated with each potential policy to ensure you understand the amount and when they will be applied. Generally, the higher your insurance deductible, the lower your annual premium, and vice versa. 

A local insurance broker can also guide you to additional location-specific coverages. In some cases, upgrading your coverage for specific incidents like flooding may be essential.  

Finally, we recommend you discuss the difference between actual cash value and replacement cost with your insurance broker. Actual cash value (ACV) means the insurance company will cover what you paid for the property (minus the value of the land). Replacement cost covers the total cost of any loss, even if you have to rebuild the property. If home values or construction costs are rapidly increasing in your area, replacement costs may be advantageous. 

Support that transcends traditional property management

Jordan Newsom

Jordan Newsom is a highly-caffeinated writer who loves delighting readers, using content to teach, and broadening perspectives. When she's not behind a computer screen, she's hunting down the best coffee shops, breweries, and restaurant patios in Denver, Colorado.

Brett Jaffe

Natalie McNeal

Andrea Vale

Sparsh Mehta

Harrison Kelly

Brett Jaffe

Natalie McNeal

Andrea Vale

Sparsh Mehta

Harrison Kelly