Melanin Homes

Frequently Asked Questions

How does the process work to sell my house?
Once you have completed the Sell Your Home Fast Form on our homepage one of our real estate specialists will contact you shortly (usually within 24 hours). In some situations, we will need to gather additional information. We will research your property and discuss all the details with you. Our company may be able to buy your home directly from you right over the phone, or in most cases we will schedule a time with you to view the property and make you an offer!
What sort of houses do you buy?
We buy houses in any condition, in any area, in any price range, in any situation! We will buy your house as-is, you don’t need to do ANY repairs!
What do you mean “any condition, area, price range, or situation”?
Whether your house is in foreclosure, over-leveraged, condemned, has liens or health department violations, not maintained, fire-damaged, or about to fall down WE CAN BUY IT!
Are you REALTORS™?
Melanin Homes is a real estate investment and solution company. We are property acquisition specialists that buy houses directly from sellers; we want to BUY your home. There is never a fee or commission when we buy your house. However, if listing your property is the best solution then we can and will connect you with a recommended licensed agent.
What will your service cost me?
Nothing! We do not charge you any fees to discuss your situation, make you an offer or to buy your home.
Is my information kept confidential?
ABSOLUTELY 100%! Your privacy is of the utmost importance to us. Any information you provide is completely confidential! If you want to deal with a reliable, reputable company who will treat you with professionalism, understanding, and respect – YOU HAVE COME TO THE RIGHT PLACE!
What if I am behind on my payments, in foreclosure or bankruptcy? Are you still able help?
YES! Melanin Homes is a professional real estate solutions company with years of experience in solving these types of difficult situations. Please contact us for a confidential consultation.
How To Get Started With Mortgage Note Investing?

Creating a passive income can be done in many ways. The traditional way is to buy some stocks, real estate, or become a small business owner. Another investment idea you might not have considered working with is mortgage notes.

Mortgage notes are a great way to earn a passive income. Buying notes is easy, and it doesn’t cost that much money. The experts at Melanin Homes shared their insights on how you can invest in mortgage notes.

Is Investing in Mortgage Notes A Good Option?

Real estate investments are very popular among people looking to diversify their portfolios. When done properly, investing in real estate can bring about healthy returns on the initial investment. An important feature that separates real estate from many other types of investments is the fact that it has a built-in cash flow. This means that people who live on the property make monthly payments to you. This is how mortgage note investors make money.

What Is A Mortgage Note?

A mortgage note is a secured obligation to pay money. It’s the financial instrument that ties the debt of a property to its owner. A mortgage note shows the creditor who is owed the money, when they are to be paid, and in what amounts. A mortgage note is backed by a financial asset. This is just like when you get a car loan or take out a student loan. As long as the borrower sticks to the payment schedule, everything goes smoothly.

The Benefits of Mortgage Note Investing?

In general, you have a better chance of being paid promptly if you’re dealing with a younger loan that has a lower balance. You also want a higher interest rate because it means that the borrower is going to pay more per month.

When looking at an active note, study the credit score, income, and expenses of the borrower. If the income, credit score, and expenses are low, then you have a better chance of getting paid on time. You also want to look at how long it’s been since the borrower bought their home, so you know when they might sell it to avoid foreclosure.

Experts At Melanin Homes Will Show You How To Make A Secure Investment

Melanin Homes has a team of experts who have years of experience in buying, selling, and investing in real estate. They go through everything you need to know about investing in mortgage notes so that you can get started right away.

Discover how to invest in mortgage notes and start taking advantage of the unique possibilities that this alternative asset class provides. Contact the experts in the Bronx, NY at 347-809-5811 or fill out an online form for a free consultation.

What Are The Factors To Consider When Buying A Mortgage Note?

You tend to get higher returns with lower-risk investments because mortgage notes have a stable cash flow. They’re often referred to as “passive” income because you don’t have to do a whole lot once the note is funded. The following factors all influence the value of a mortgage note:

Interest Rate

Mortgage rates vary from lender to lender and depend on multiple factors, including how likely the borrower is to pay. The lower the interest rate, the more likely it is that a borrower will make their monthly payments.

Borrower’s Credit Score

If they have low credit, then there’s a good chance that they’re not making payments on time. People with no credit or poor credit scores are more likely to walk away from their homes because there’s no point in trying to keep up.

Equity

The higher the equity, the better. This means that a property is worth more than what’s owed on it, so there’s a good chance that you’ll get paid even if the borrower walks away from their home.

Will you be listing my house on the MLS or actually buying it?

Great question. We’re not agents, and we don’t list houses. We are professional home buyers: We buy houses in New York that meet our purchasing criteria. From there we may repair the house and resell it to another homeowner or keep it as a rental ourselves.

Do you pay fair prices for properties?

We are looking to get a fair discount on a property. In our experience, many sellers aren’t necessarily expecting a large “windfall” on the property but rather appreciate that we can offer cash for your house in its ‘As-Is’ condition. We are local investors who seek to simplify the process of selling your house. We use our own funds to make our offers. We buy houses and we are ready to buy your house for cash today! Agents take way too long to list and sell your house and they charge you 6% commission in the process. We are professional home buyers only interested in buying your house for cash, which will save you time, money and effort. We also allow you to close on a day that’s convenient for you. Our process is designed to give you full control of how you sell your home.

How do you determine the price to offer on my house?

We’re an open book: Our process is very straightforward. We look at the location of the property, what repairs are needed, the current condition of the property, and values of comparable houses sold in the area recently. As you know, house values have taken a huge hit in the last 5 years and most areas still haven’t seen prices come back up. We take many pieces of information into consideration… and come up with a fair price that works for us and works for you too.

How are you different from a real estate agent?

Real estate agents list properties and hope that someone will buy them. The agent shows the properties to prospective buyers if there are any (the average time to sell a property in many markets right now is 6-12 months) and then take a percentage of the sale price if they find a buyer. Oftentimes, the agent’s commission is 4-6% of the sale price of your house. Agents provide a great service for those that can wait 6-12 months to sell and who don’t mind giving up some of that sale price to pay for the commissions. But that’s where we’re different: We are professional cash home buyers. Our process does not involve getting pre-qualified by a mortgage bank in order to obtain a home loan or listing the property on the MLS or any other listing platform. The reason our team at Melanin Homes is able to purchase properties very quickly is because we use our own money, which means the sale is more secure and we can close faster than a traditional buyer.

Are there any fees or commissions to work with you?

This is what makes us stand out from the traditional method of selling your house: There are NO fees or commissions when you sell your house to us.
Once we evaluate the property, we then present a written offer that is fair based on the condition of the house. If you decide to move forward with the deal, we’ll give you 100% cash for your house. At Melanin Homes, we strive to make every aspect of selling your home easier. We are real estate investors who work hard and fast to provide you with the best result and service possible!

What is a defaulted mortgage?

Default means failure to meet conditions given on the mortgage note. For example, when a home buyer fails to make a mortgage payment on time, he or she becomes a defaulter. A defaulted mortgage note fails to see full payment in principal and interest on time.

What is the difference between a performing and a non-performing real estate mortgage note?

A non-performing note from the point of view of a mortgage note investor is the type of notes where the borrower has failed to pay or has defaulted.

If you ask a banker, he’ll most likely say that a mortgage note can become non-performing and delinquent if it becomes greater than 90 days past due. However, to make a non-performing note performing again, the borrower must pay mortgages again in due time for 12 consecutive months.

What determines the value of a mortgage note?

The value of a mortgage note is largely based on the terms of the financing agreement and how well the buyer meets the requirements. In a mortgage note sale, a loan that has a higher down payment is more valuable than a loan with a smaller down payment, a loan that has a history of on-time payments is worth more than a loan with sketchy payment history, and a loan that has a higher interest rate is more valuable than a loan that has a lower interest rate.

Additional factors that can impact the value of a mortgage note include conditions in the current real estate market, the type of properties for which a mortgage investor prefers to buy mortgage notes, and how quickly the seller-financed loan is scheduled to be paid in full.

How can the value of a mortgage note be maintained?

A mortgage note holder can do several things to maintain the value of the note. Of great importance are to ensure that the loan has a history of punctual payments, the buyer fulfills duties to maintain the property and not commit waste, and loan contract terms that reasonably predict that the buyer will be able to pay off the loan within the required period of time.

The value of a mortgage note can also be maintained by selling to the buyer that has the highest credit score, setting a loan interest rate that is higher than the industry standard, and requiring a down payment that covers a significant percentage of the sale price upfront.

What are the benefits of a partial mortgage note sale?

For most property sellers, a partial mortgage sale has three main benefits: It allows the seller to receive a lump sum payment and receive monthly payments on the remaining balance that wasn’t sold, results in the sold portion of the balance being acquired for a smaller discount than the discount that applies to a full mortgage note sale, and allows the seller to share with the buyer the financial risks associated with owning the note.

What are the benefits of a full mortgage note sale?

For the majority of property sellers, a full mortgage note sale has four major benefits: It provides a larger lump sum payment than the payment for a partial mortgage note sale, frees the seller of financial risks associated with the loan, instantly provides the seller with a large sum of money that would often take years to collect through monthly loan payments, and allows the seller to keep money from the sale no matter how the mortgage note performs after it’s liquidated.

What risks are associated with mortgage notes?

The risks associated with mortgage notes are similar to risks that attend traditional mortgages. The greatest risk is that the buyer will default on the contract, which leads to a second, corollary risk. If the buyer has a poor credit rating, this indicates that the loan may not be repaid on schedule. In turn, the prospect of a loan default presents the greatest risk: The seller may have to go without receiving income from the property until another buyer is found.

 

The good news is that all risks associated with a mortgage note can be eliminated through a full mortgage note sale. After the sale is complete, the mortgage investor assumes full responsibility for the risks, allowing you to have peace of mind with your payment.

What is the process for selling a mortgage note?

The process for selling real estate notes depends on the requirements of the investor that buys the note. Our process for executing a mortgage note sale has 12 steps, most of which we handle on your behalf. After you perform steps one, two, and three — soliciting an offer, accepting the offer, and providing a copy of the note and deed, land contract, or mortgage — the remaining steps are as follows:

  • Verify asset/collateral
  • Receive documents for underwriting
  • Review and sign purchase agreement and seller checklist
  • Receive a BPO or appraisal
  • Review the BPO or appraisal
  • Perform a property title search
  • Approve the property title
  • Schedule the closing date
  • Provide payment for the sale
  • Becoming familiar with the structure of the sale will help you communicate with us throughout the sale process, understand how the steps impact each other and allow you to track progress toward the close of the sale and receiving payment.
What is a note appraisal?

A note appraisal reflects the current market value of your payments similar to what a real estate appraisal provides for real property.  It shows what your future payments are worth in cash dollars today and is sometimes referred to as a “note analysis” or “quote”.

We recommend you have your note evaluated once a year as pricing may change based on market conditions.

How will selling my note affect the payer?

The payer experiences no change in the way the payments are structured. The only change will be the address where the payments are mailed.