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For the most part, the cost of living in Sin City is slightly lower than the national average. Housing costs are lower, but you may pay a bit more for groceries and other goods or services. Transportation expenses are a bit higher than national average, but that reflects the lack of dependable public transportation in the city. Most people own a vehicle, and it’s common to see three or four vehicles parked outside single-family residences because each member of the household depends on their own vehicle to get around.

This is your safest option, and likely the one most financial experts will recommend. If you’re truly committed to saving up and building your credit, there may be little reason to jump the gun with a rent-to-own deal. After all, if you can afford the option fee and higher rent that these deals require, then put all that money you saved in a high-yield savings account or money market account. Continue to add to it by finding a place with lower rent, and give yourself the freedom to obtain a mortgage the regular way in the future.
For the most part, the cost of living in Sin City is slightly lower than the national average. Housing costs are lower, but you may pay a bit more for groceries and other goods or services. Transportation expenses are a bit higher than national average, but that reflects the lack of dependable public transportation in the city. Most people own a vehicle, and it’s common to see three or four vehicles parked outside single-family residences because each member of the household depends on their own vehicle to get around.
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For many, the rent-to-own home may be the best option. Also called a lease-to-own house, the process works similarly to a car lease: Renters pay a certain amount each month to live in the house, and at the end of a set period -- generally within three years -- they have the option to buy the house. Each month of rent they pay is income for the seller, while a portion of it goes toward a down payment to eventually buy the home.
When it comes time to consider purchasing your home, a viable option for many people is the rent-to-own (RTO) option. This practice is gaining favor with young people and families who may not have the means or the credit to secure a mortgage loan. This article will go in-depth on the topic of the rent-to-own real estate option. We'll talk about how it works when it's a good idea, why sellers opt for this type of sale, how it compares to buying a home, pros, cons, and much more. The goal of this article is to give anyone who wants more information about RTO a complete overview, plus links to find out more information. By the end, you should have a good idea if this option could work for you or not.
Another plus is that lease options typically apply a portion of the rent paid towards the down payment on the home and because of this they work as a great way for people to purchase a home when they don't have the money readily available for a down payment. First time buyers should take a look at a lease option as a simple and effective way to defer buying a home while saving more for that down payment.

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As a result of the mortgage foreclosure crisis, banks have increased borrower scrutiny. On one hand, interest rates are still near record lows. On the other hand, mortgages have been difficult for some people to secure. Banks are requiring people to have better credit and longer employment histories than in past years, decreasing the possibility of homeownership for people who experienced job loss, foreclosure, bankruptcy, and other credit ailments as a result of the Great Recession.


Your debt-to-income ratio can have a negative impact on your credit history and stop you from obtaining a mortgage if it is on the high end. By entering an RTO contract, the individual with a high debt-to-income ratio won't be adding on more debt right away. They usually have two or three years to straighten out their finances and lower their debt-to-income ratio, so they qualify for a mortgage.

Your contract may state that you, as the buyer, have to pay for repairs, homeowner fees, property taxes, and insurance while renting. Other contracts will stipulate that the current owner (the seller) covers these costs. It’s important that your contract clearly state who will cover repairs, because you might get stuck fixing a water leak on a home that isn’t legally yours yet. You should still have renter’s insurance to cover any issues in the interim.

 You can lose your entire investment if you miss a payment or two. With mortgages, if you miss a payment, your credit score drops and you don’t lose any of the equity on the home. With a rent to own contract, you can forfeit all of the money you’ve put toward the home.If the houses in your area start to decline in value, you risk having bought a home that isn’t worth as much as you thought.
During the 1980s and 1990s, “rent-to-own” homes were relatively popular. The notion that renters could take a home for a test drive before purchasing it lured in many prospective homeowners. It was a great option for people who lacked the credit score or down payment to buy a home; and it allowed renters to dip their toes into the concept of homeownership before taking final plunge.
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Rent to own housing contracts is especially attractive to sellers when the real estate market is slow, and the homeowner worries that their house won’t sell quickly at an appropriate price. So, instead of listing the house for sale, the seller offers the rent to own option to attract a potential buyer who wants to buy the house but isn’t in the financial position to purchase the property at that moment. 

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Units are typically leased out at market rates with an additional rent-to-own fee tacked on each month. That fee varies, but it’s usually anywhere from 10 to 15% of the monthly rent. For instance, a unit that would rent for $1200 on the open market may cost a rent-to-own lessee $1350 per month, with the $150 difference put aside in an escrow account. Any funds collected in the escrow account can usually then be used toward the purchase of the home if the tenant decides to exercise their option to buy. Otherwise, the funds are forfeited to the owner at the end of the lease term. Using the same example as above, this would result in $5400 collected over a 3-year lease period, which the tenant could put toward closing costs or a down payment on the home.
Price. Asset prices have become inflated by nearly a decade of intervention by central banks since the housing crisis. In many big cities you'll pay a price premium to own your home. The cost of ownership is not just the monthly loan payment, but also includes things like: maintenance, property taxes, homeowner's insurance & the opportunity cost of not investing the equivalent sum of money into higher yielding & more liquid investments. When all these other costs are considered, NerdWallet found that in 2015 the ownership premiums can range from 33% to 93% more per month than it would cost to rent. That said, the NerdWallet data has a skew to it, as some people may buy large opulent homes whereas the common rental dwelling is far more subdued. What matters more than any overall trend is running the numbers on your options. In many neighborhoods rent costs about double what the associated mortgage payment would be for the same exact property, though it is worth noting the property owner also has to pay for maintenance and other costs of ownership.
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What if you couldn’t afford this as a home buyer, but you still wanted to rent the home? You must ask the seller if the home could be rented for cheaper without the rent-to-own option. Usually this is the case, because most mortgage lenders only allow the down payment accrual to be a sum that’s above the local market rent. So in this example, not having a rent-to-own option might mean your rent is $1,200.
Repairs and maintenance: This is where many landlords get hung up with rent-to-own properties. Some forget to include language in the agreement about which party is responsible for R&M. This can cause major, deal-threatening disputes down the road. Be explicit about who is responsible for what, and to what extent. For instance, maybe a tenant is responsible for all routine repairs and property maintenance up to a certain dollar amount each year, at which point the costs are covered by the owner (or shared between both parties). Capital improvement costs should be included in this provision.

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Price. Your price is what the seller and the tenant have agreed on to buy and sell the property for. This purchase price is usually above the home's current market value. You can choose to have a set rate, or you can choose to decide a purchase price based on market values once your payment term is up. As the real estate market isn't guaranteed, many sellers opt for a fixed rate price.
If the home value appreciates from your agreed purchase price, you have immediate equity when you purchase the home. For example, if your purchase price is $180,000 today and the home is appraised at $200,000 in two years when you exercise your option to buy, you have $20,000 of built-up equity. And that’s on top of your upfront option fee and the rent credit you’ve accumulated that go toward your purchase price.
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Local ShoppingWhether you're grabbing milk or taking the kids out to eat, Wonderland East Shopping Center is a fantastic option. With 31 stores and restaurants in total, you'll enjoy being able to buy what you want when you want it. Jewelry, clothes, and even dry cleaning can all be had at this place. If you're looking for coffee, pizza, Chinese food, a pharmacy, and even a spa located right in the plaza, it'd be easy to spend a whole day enjoying what El Dorado Plaza has to offer. Boasting 47 stores and restaurants, Crossroads Towne Center is the mall of choice for those who like to do their shopping all at once. With Crossroads offering eye care, real estate, grocery shopping, furniture, nails, spas, and a plethora of restaurants besides, you'll be glad you stopped by and did some shopping.
Let’s say, for example, the owner could rent the home for $1,500 a month. When negotiating the Rent to Own contract, you and the homeowner might agree that you will pay $1,750 a month, with $250 set aside as your rent credit amount. If you have a three-year lease, you’ll end up with $9,000 ($250 x 36 months) in rent credit when the lease ends. You then exercise your option to buy and that rent credit is returned to you at settlement. You can use it as your earnest money deposit or down payment or to pay closing costs.

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Q: It has been almost a year since the short sale of our previous home. We don't believe we will be able to qualify for a mortgage for a while yet. Do Realtors assist buyers in finding a situation where we could rent a home for a period of time (say, a year), with the intention of purchasing it at the end of that time period? Or is that not really something Realtors do?
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These programs are a great way to buy a condo or townhouse if you have bad credit. In fact, lease purchase and rent to buy programs usually offer cheap homes with no credit check. Just make sure you look at your lease to purchase agreement to understand whether you have the option or obligation to buy the home you’re looking at. Lease-purchase agreements require the buyer to purchase by the end of the lease term, while lease-option agreements give the buyer the option to buy.
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