Saturday, July 28, 2007

How Debt Consolidation Can Actually Improve Your Credit Score

Debt consolidation is one of many approaches to helping to
manage overwhelming debt. When used properly, it can not
only help you cope with high debt, it can even be the first
step in financial recovery and a debt-free lifestyle.
There's one other thing you might not know about debt
consolidation. It can actually help your credit score.

Debt consolidation is not the same thing as debt
settlement, debt management, or bankruptcy. Debt
consolidation actually sounds counter-intuitive. To
consolidate your debts, you roll all of your debts together
and then take out a giant loan to pay off the individual
debts. In a sense, you exchange many smaller debts for one
colossal debt.

So how does that help? It helps if you happen to have a lot
of debts at higher interest rates that you can consolidate
or re-package in a loan at a lower interest rate. For
instance, if you take a bunch of credit card debts at rates
of 16% to 20% and beyond and consolidate them in a loan for
10%, that translates into paying less every month.

Even better (for debt-free thinking) you can pay the same
amount you were already used to paying but because interest
rates are lower, you're knocking out more of the principal
with each payment. Bottom line: your debt gets paid faster.

If you own a home, you can refinance your home and possibly
re-package those debts at a very favorable, mortgage-type
single-digit interest rate.

Debt consolidation is not for everyone. Not everyone can
qualify; if your credit is already battered, you may not be
able to get another loan, much less a big one. Debt
consolidation is easier if you own a house, but that's not
required. However, there are people who will simply not be
able to swing it.

But if you can consolidate your debt and you're considering
that versus other financial options, you need to know that
most debt settlement plans and certainly bankruptcy will
leave a bad mark on your credit report.

Debt consolidation can help it.

Here's how. Your credit score is actually a fluctuating
number that is maintained by three main organizations:
Experian, EquiFax, and TransUnion. All of these companies
have a formula for your credit score and each formula is a
little bit different. However, they all arrive at a number
(your score) based on a variety of factors.

One factor is how well you pay off the debt you have. This
score is very heavily weighted, making up about a third of
your overall score. It looks at whether you pay your debt
on time or late and if you make payments or flake out.

If you consolidate your debt you take out one new loan and
then pay off a bunch of smaller loans. This hits your
credit score favorably: you have paid off some
loans….probably earlier than required. That's a good thing.

A consolidated debt should also make paperwork at your
house a lot easier. Instead of having to receive and write
checks for a dozen or more bills a month, you have fewer
debts (although it's much bigger). This reduces the
likelihood of late payments or missed bills. That also can
help your credit score.

Another important factor weighed in your credit score is
how much credit you have available to you versus how much
you are currently using. Being maxed out everywhere is bad
for your credit score. If you have credit but aren't
inclined to use every bit extended to you, that helps your
score.

If you consolidate your debt, you immediately pay off a
bunch of debts. If those debts are credit cards, for
instance, you still have available credit. In fact, you're
just increased your available credit by paying off the
card. That counts in your favor, too.

Last but not least, the philosophy behind debt
consolidation is one of re-organizing or re-structuring
debt, not simply trying to walk away from it or get a court
to force creditors to write it off. Although it may not be
called debt consolidation when businesses do it, large
companies frequently have to re-structure debt to operate
more efficiently. It is a standard business practice, one
that makes good financial sense, and its primary purpose is
to be sure that all creditors are paid in full according to
the terms of the loan.

In other words, debt consolidation preserves your good name
and your integrity. If you consolidate your debt, you
credit report does not suffer. In fact, the credit report
people may not even really know that you're consolidating
debt. As long as you pay off what you owe, how you manage
your money is your business.

Most other debt plans immediately go on your credit report.
If you've tried to negotiate or settle a debt (work out a
plan to pay less), expect that to get reported. Businesses
want to warn each other that you might be the kind of
person to make charges and try to find a way not to pay
according to the terms you agreed to.

Bankruptcy is even worse on your credit report. It can be
reported to future creditors for seven to ten years after
the event. Many potential lenders won't extend credit to
you if you have a recent bankruptcy and even those who will
may be very meager and demand exorbitant interest. After
all, you're now a "high risk" borrower.

The good news for everyone is that the credit score is a
moving target. It changes constantly and no one event,
whether it's a late payment or a bankruptcy, will affect
your credit score forever. The credit score is also a
composite picture of how well you handle money versus how
poorly you handle it. Do enough good things with your money
and your credit will improve, even if you've made mistakes
in the past.

Here are some general rules of thumb for a good credit
score: • You must have and use credit. A person who has
never taken out a loan or paid off a debt can be the most
reliable person in the world but he'll have trouble getting
a loan. • However, you should have more credit at your
disposal than you actually use. Maxing out is not a good
thing. • Pay your bills on time and don't miss payments. •
Don't default on a loan, skip out on paying a debt, or go
into a program that tries to settle or negotiate your debt.
This gets reported. • Avoid bankruptcy, if possible. This
is not always possible, but view bankruptcy as a last-ditch
solution not a first choice.


----------------------------------------------------
Need to know more about debt consolidation? Visit
http://www.debt-consolidation-diva.com for lots of straight
talk about debt consolidation. Debt consolidation is not
suitable for everyone and some people won't qualify for it,
but for those who do, it can be a great solution for
managing overwhelming debt. Judy Kuhns contributes to
Debt-Consolidation-Diva and other sites.

Five Ways to Increase the Value of Your Commercial Real Estate Property

If you are thinking about purchasing commercial real
estate, it's important to know that there are things that
you can do to enhance and increase the value of your
investment. As such, when you search for a commercial
property, look at the property's potential in addition to
its historical data.

Because the value of commercial real estate is primarily
driven by the cash flow that the property generates, any
strategy you employ has the potential to increase your cash
flow, decrease your expenses, and increase your overall
equity and the value of the property. Below are five
strategies you should consider when determining how you can
make the most out of your commercial real estate investment.

1) Make Improvements to the Property

Improvements can take the form of cosmetic improvements or
substantial rehabilitation. Cosmetic improvements include
such things as new paint or wallpaper, new décor to the
common elements, new landscaping, new carpeting/flooring,
etc. Substantial rehabilitation involves making structural
improvements to the property – for example a substantial
rehab may involve redoing all the units of a multifamily
property, or changing the structural façade of a shopping
center, or making major renovations to the lobby of a large
office building. In any case, you increase the value of
the property for not only your tenants, but for your own
portfolio as well.

2) Increase Rent

The value of your commercial real estate property can also
be increased by increasing the rent. In reviewing the
historical data on a property, take notice of whether the
tenants are paying market rent or whether there is
potential for a reasonable mark up in rents. Determine how
the improvements you make to the property can justify your
rent increase. Pay close attention to both the upper and
lower level of rents that are being charged for similarly
situated types of real estate so you don't price yourself
out of the market.

3) Decrease Expenses

Evaluate the historical operating statements of the
property to determine if there are areas where you can
decrease the expenses. For example, perhaps improving the
property with more energy efficient light bulbs in the
common areas will drastically reduce your monthly
electrical bills. Or perhaps you find that the gas company
can individually meter the units so that instead of paying
for the gas, you can fairly pass that expense onto the
tenants. In the vast majority of instances, a commercial
property owner can cut expenses without significantly
impacting the operations of the real estate itself.

4) Alter or Change the Property's Intended Usage

Often times, changing the use of a commercial real estate
property can drastically change the value of the property.
For example, suppose you find an old industrial warehouse
in the middle of a bustling epicenter. Instead of keeping
it as an industrial warehouse, you can seek a zoning
variance to convert that warehouse to a hotel, or a condo
building, or an office building, or any commercial use that
makes sense for that location.

5) Add Amenities

Finally, you can also consider adding amenities to the
property to make it more appealing and valuable. Value
enhancing amenities can include something simple like
creating a playground in a multifamily property or adding
free wireless Internet for your retail tenants. Or you can
add more extravagant amenities like a daycare center in
your office building or an outdoor courtyard in a hotel
property.

In sum, when scouting for commercial properties, look
beyond the historical data and see what strategies YOU can
employ to make the property more valuable. Know your
property's potential before you close the deal. The best
deals are made when you buy a property, not when you sell a
property!


----------------------------------------------------
Contributed by VEC Financial Group.
The VEC Financial Group (VEC) is dedicated to providing
commercial mortgage and business financing to property
owners and entrepreneurs across the country. VEC Financial
provides these services by connecting the right broker with
the right borrower, who ultimately finances with the right
lender.
http://www.vecfinancial.com

So why invest in Dubai property?

Dubai is now being recognized as the business, leisure and
sporting capital of the Middle East. Overseas property
buyers and its millions of visitors each year are attracted
to the liberal attitude and relaxed environment. Live and
let live is the feel of Dubai where the majority of the 1.5
million populations are in fact expatriates.

Doing business in Dubai is surprisingly easy with minimal
bureaucracy and a can do attitude that makes Dubai an
attractive place for big business. The country wants inward
investment and to increase its population. Politically
stability and low crime are also one of the features of
Dubai. International visitors feel safe and the presence of
heavily armed police and army is not present in Dubai. How
this state has achieved such an oasis of tranquility is
remarkable. The ruling Royal family are admired and spoken
highly by the people of Dubai. It may be the lack of
political interventions or political parties in Dubai that
may indeed make this place harmony.

The climate in Dubai is sub tropical and arid rain is seen
during the winter months of December to March. The average
temperature is between 10-30 degrees Celsius and can reach
up to 48 degrees in July and August.

International investors buying property in Dubai include
Russian, British, Indian and Pakistani investors. The
French are now seeing the potential of this region and I
anticipate will also become one of the major investors in
this region.

Investors from the Middle East and United Arab Emirates are
amongst the earliest investors. Buying property in Dubai as
an overseas buyer is quite straightforward. The majority of
real estate in Dubai is available off plan or pre
construction. Typically as property developers launch a
project there is flurry of activity amongst investors.
Seasoned investors have speculated about the bubble
bursting in the Dubai real estate market.

Oversupply has led to concerns by overseas property
investors. In 2010 the number of homes in the region is set
to double to 530,000. The commercial sector is also
expanding at a rapid rate with office space set to triple,
so who is going to buy all this real estate? Dubai Property
Executives explain how Dubai is as great place to invest.

Nakheel is a government backed property developer Chief
Executive Chris O'Donnell 'People do get a little concerned
about Dubai, thinking we are just building and hoping we
will sell the product on completion. But we sell product
prior to starting construction. Everything you see at Palm
Jumeriah has been sold" Property Developers Dubai
Properties Chief Executive Mohammed Binbrek "We do not
begin until the units are sold and then we ask for a 70%
deposit." When asks if he thought the Dubai market would
crash with so much construction he replied " Around 40% of
the population is under 20 add this factor to a population
that is growing it implies much more houses.

With so much construction planned to make Dubai the city of
the future it is a great time to buy property in Dubai


----------------------------------------------------
Nicholas Marr is a lifetime property investor and CEO of
Marr International Ltd a UK based property marketing
company that is responsible for one of the worlds leading
overseas property web sites at
http://www.homesgofast.com/home/Dubai/
and http://www.dubaihomes4sale.co.uk/

Debt Service Coverage Ratio (DSCR). How is it used in Commercial Real Estate Financing?

If you are new to commercial real estate financing, you
will undoubtedly find that there are a number of important
terms and ratios that one should understand when evaluating
a property. One of these terms is "debt service coverage
ratio," otherwise known as DSCR. DSCR is commonly used by
commercial lenders as the benchmark to determine whether a
property's cash flow will support the loan request that the
lender is considering for financing.

How to Calculate Debt Service Coverage Ratio

The debt service coverage ratio is calculated as follows:

DSCR = Net Operating Income / Annual Debt Service

What Does the DSCR Mean?

Let's say that your DSCR is 1. This means that your
property's cash flow is just enough to make your annual
mortgage payments. If it is less than 1, that means your
property is not generating enough cash flow to support the
debt payments on the property. In such a case, this
negative cash flow would require the owner of the property
to reach into his/her own pockets to cover the difference.
If the DSCR is greater than 1, then your property's cash
flow should be sufficient to cover the annual debt service.

How Do Lenders Evaluate DSCR?

Put simply, the higher the debt service coverage ratio, the
lower the risk to the lender. Most commercial lenders in
the industry are comfortable with underwriting loans with a
DSCR of 1.2. A DSCR of 1.2 means that your property's cash
flow is generating at least 1.2 times the annual debt
service on your property. Converting this to dollars means
that for every dollar that you are spending towards your
debt payments, you are bringing in $1.20. To the lender,
this means you have more than enough net cash to support
your mortgage payments.

Why is it Important to Understand DSCR?

It's important to understand DSCR because what you think is
your DSCR might not be what the lender thinks it should be.
Let's say, for example, that you submit your loan
application to a commercial lender who requires a DSCR of
1.2. You believe your property meets that requirement.
But in the lender's review of the property's historical
operating statements, they find that there are several
revenue items that are not common occurrences, or several
items of expenses that should have been included in your
operating expenses. What lenders often do is "normalize"
the expenses and income. When this happens, their
calculation of DSCR may be much lower than you had
anticipated, thus making your property ineligible for
financing by that lending institution.

Make Sure You Know Your Property's DSCR

Because the DSCR is such a critical factor in a lender's
decision to approve a loan, as a commercial real estate
investor, you may want to seek the assistance of a
qualified commercial mortgage or finance broker who can
help you pre-underwrite your loan scenario BEFORE
submitting the application to any lender. The
pre-underwriting analysis will not only help you prepare
and address any obstacles that may come in your path, but
the analysis will also demonstrate to the lender that you
are serious about your application and that you have done
your due diligence. There is so much capital available for
commercial real estate investors. Just be sure to do your
homework and the financing will follow!


----------------------------------------------------
Contributed by VEC Financial Group.
The VEC Financial Group (VEC) is dedicated to providing
commercial mortgage and business financing to property
owners and entrepreneurs across the country. VEC Financial
provides these services by connecting the right broker with
the right borrower, who ultimately finances with the right
lender.
http://www.vecfinancial.com

Dubai a spectacular place to invest

Dubai is a spectacular place to visit and to enjoy the
warmth of its people. What is even more impressive is the
developments that are taking place their. These include the
world's biggest theme parks, the world's tallest buildings,
and the world's largest shopping malls the list goes on and
on. Most of the housing available to international
investors is available off plan or pre construction. People
have been making huge profits already as prices soar owing
to construction cost increases, demand and because many
developers sold too cheaply.

International investors buying property in Dubai include
Russian, British Indian and Pakistani investors. A
percentage of United Arab Emirates buyers along with other
Middle Eastern investors got in on the action early. One
notable section of international real estate buyers is the
United States.

Seasoned investors have speculated about the bubble
bursting in the Dubai real estate market. Oversupply has
led to concerns by overseas property investors. In 2010 the
number of homes in the region is set to double to 530,000.
The commercial sector is also expanding at a rapid rate
with office space set to triple, so who is going to buy all
this real estate? Dubai Property Executives explain how
Dubai is as good market with a better future and allay
fears of the apparent oversupply in Dubai property.

Nakheel developer Chief Executive Chris O'Donnell 'People
do get a little concerned about Dubai, thinking we are just
building and hoping we will sell the product on completion.
But we sell product prior to starting construction.
Everything you see at Palm Jumeriah has been sold" The
Australian born CEO goes on to explain that his company
will not commence a project until it has reached a
threshold percentage that gives them a cash flow to enable
them to build.

Property Developers Dubai Properties Chief Executive
Mohammed Binbrek "We do not begin until the units are sold
and then we ask for a 70% deposit." When asks if he thought
the Dubai market would crash with so much construction he
replied " Around 40% of the population is under 20 add this
factor to a population that is growing it implies much more
houses.

Jones Lang LaSalle executive Mark Thomas specialises in the
residential market his response to worries concerning over
supply was "We are asked that every day the answer is that
demand from overseas is still coming. What has happened is
price appreciation has slowed from 30 to 40 per cent to 10%
per year. Land sale prices are holding up and are active"

The current rental yields on Dubai real estate are high by
global standards at 7-10 per cent which reflect the fact
that this is a new and immature market. In the long run a
return to rental yields more in line with comparable
international markets should be expected.


----------------------------------------------------
Nicholas Marr is a lifetime property investor and CEO of
Marr International Ltd a UK based property marketing
company that is responsible for one of the worlds leading
overseas property web sites at
http://www.homesgofast.com/home/United_Arab_Emirates/
and http://www.dubaihomes4sale.co.uk/