This is the Market I Was Born For - Sellers and Buyers Don't Need Banks

Owner Financing & Note Investing Podcast with Dawn Rickabaugh

A comprehensive discussion led by Dawn Rickabaugh on the current real estate market dynamics, owner financing strategies, note investing, and creative deal structuring amidst a shifting market landscape. Dawn emphasizes that the current market volatility and tightening liquidity create both challenges and opportunities for real estate investors, especially those skilled in owner financing and note deals.

The conversation includes practical experiences, such as handling land contracts, note sales, and creative financing mechanisms like "springing guarantees" and substitution of collateral. Dawn also highlights the importance of adapting to market changes, particularly for sellers who face increasing competition and price pressures.

Several real-world examples illustrate the nuanced decisions investors must make, balancing risk, market value, and cash flow. The dialogue also touches on tax strategies, loan-to-value considerations, secondary market demands, and the evolving role of title companies in complex transactions. Overall, the session encourages investors to embrace creative financing solutions to thrive in a buyer-favored market where traditional bank lending is constrained.

### Highlights - 🏡 The current market volatility favors investors skilled in creative financing and note investing. - 💡 Owner financing is a critical tool for sellers to achieve their price in a competitive market. - 📜 Land contracts carry risks; converting them to deeds of trust is often safer for note holders. - 🔄 Substitution of collateral allows note holders to maintain notes even when properties are flipped. - 📉 Many markets are shifting from seller’s to buyer’s markets, with price reductions becoming common. - ⚠️ Title companies are increasingly scrutinizing documentation, complicating closings. - 📊 Understanding loan-to-value ratios and realistic yield expectations is vital for note sales and financing deals.

### Key Insights - 🏦 **Market volatility as an opportunity:** Dawn welcomes the craziness in the market, as it heightens demand for creative financing solutions. When traditional bank loans dry up or become more restrictive, owner financing, notes, and seller carryback strategies become essential tools for closing deals and capturing value. This environment rewards investors who understand how to structure deals beyond conventional mortgages.

- 🤝 **Avoiding land contracts due to risk:** Despite initially using land contracts, Dawn now generally avoids them because of the risks of being on title. Land contracts won't protect you from potentially having to foreclose in case of default.

- 🔄 **Springing guarantees and substitution of collateral:** The concept of a springing guarantee allows a personal guarantee to "spring" into effect if the note becomes unsecured, offering flexible security without constant paperwork. Similarly, substitution of collateral allows the note holder to maintain their security interest by moving the deed of trust from one property to another when properties are flipped. These tools reflect innovative ways to manage risk while maintaining cash flow from paper.

- 📉 **Shift toward buyer’s market and pricing realities:** Data suggests many counties are experiencing price reductions, signaling a potential shift from a seller’s to a buyer’s market. Sellers anchored to 2022 price expectations may face difficulty. This scenario demands sellers get creative with financing terms, as price competition intensifies and buyers remain cautious about overpaying in a depreciating market.

- ⚠️ **Title company challenges add friction:** Increased scrutiny from title companies, especially in states like California, complicates note assignments and deed of trust modifications. Title companies may refuse to insure certain documents or require excessive affidavits. This can delay or jeopardize deals, emphasizing the need for investors to navigate title company requirements carefully and sometimes seek alternative providers.

- 💰 **Note pricing depends on realistic loan-to-value and yield expectations:** Investors and sellers often misunderstand the relationship between note terms, yield, and marketability. Notes with low down payments or low interest rates rarely sell near face value due to higher perceived risk and opportunity cost. For example, a note on a $2 million property with only 15% down and 5% interest will likely require a discount of 30% or more to attract buyers, reflecting real-world secondary market demands.

- 💡 **Creative solutions to tax and inheritance planning:** A show participant discusses integrating life insurance strategies to create tax-efficient wealth transfer for sellers who want to pass on property value to heirs without immediate tax consequences. This highlights how combining finance, tax planning, and estate planning can provide tailored solutions that meet seller goals beyond simple sale transactions.

### Conclusion The current real estate environment is challenging but ripe with opportunity for investors skilled in creative financing and note investing. Sellers and buyers must adapt to the evolving market by embracing owner financing, understanding realistic note pricing, and navigating legal complexities like land contracts and title company scrutiny. Innovative tools such as springing guarantees and substitution of collateral enhance flexibility and risk management. Meanwhile, integrating tax and estate planning adds further value for sellers looking beyond immediate sale proceeds. By mastering these strategies, investors and sellers can thrive despite tightening liquidity, shifting buyer-seller dynamics, and market uncertainty.

This video provides practical wisdom, real-world case studies, and strategic insights essential for anyone involved in owner financing, note investing, or creative real estate deal structuring in today’s market.