这是来自的来宾帖子 杰森·哈特曼。
购置房地产可能是一项重要的活动。无论目标是为退休而积累财富还是免税，这都是我们在2018年成功进行房地产投资的秘诀。
- 评估其投资能力
Evaluating your acquisition capacity is the first step to making a successful investment in the rental real estate. This estimate will help define its budget, and therefore the type of property that will be researched and negotiated. 的first step is to consult your bank to determine your disposable income and the maximum debt capacity that can be dedicated to this real estate project. This simulation is not an end in itself, it is only a first step to define the budget that can be allocated to the acquisition. 的goal is not necessarily to go into debt at 100% of its possibilities. A real estate acquisition should not fall below the monthly budget.
相反，必须衡量和优化必要的节省工作量。在最好的情况下，它应该能够或多或少地为第二笔投资留出空间。例如，建议在可能的情况下在两个资产之间分配投资，例如，购买两个小型工作室而不是两个房间。
Before launching into real estate, the simulation thus gives the maximum acquisition capacity. In the context of the rental real estate, future rent will be taken into account in the calculation of the financing. For the best-optimized credits, the rents will be close to the amount of the monthly payments. 的best thing is that these two sums are equal: this is called “self-financing”.
- 在我们知道的城市中定义正确的位置
为了在房地产领域取得成功，投资者的目标是迅速拥有租户，稳定并定期支付房租。当然，如果您想成功进行投资，这些基本原则也不应丢失。另外，为了给您带来好处，还必须给将来的租户蒙上一层阴影。在已知的环境中，这是卓越的表现，我们最多可以预测未来租户的期望。在房地产领域，想念他的投资的最好方法是在一个我们不知道并且没有搬家的城市买房。
这可能会导致在纸上购买完美的公寓，但却找不到买家或付出太多。将自己放在租户的鞋子上还可以验证城市中的位置：交通便利（交通便捷，主要道路）吗？购物容易吗？在学校放下孩子吗？白天到晚上附近都安全吗？
- 定义寻求的类型
的two previous points made it possible to define a maximum budget and a search area. It remains to define and find the ideal good. Should we choose a studio, 2 rooms, a lot of parking? Buy Pinel tax exemption law? It is important to understand that a real estate investment is something personal: the ideal good is different for each person. Upstream, the future investor will have to determine his objectives to make his choice on the best type of property possible. Several motivations can indeed push to invest, of which the most current are: to constitute a patrimony for a supplement of retirement, to tax, to buy a home to accommodate his children or parents later, to finance his future second home by renting for a few years …
- 使用正确的搜索方法
Several ways are available to find the ideal property, with the Internet in the first place. 的web is full of real estate ads. It is easy to make a selection of properties corresponding to its budget and its area of research. Going through local real estate agencies can help save time, as they can offer properties they have for sale. While the use of real estate agents is traditional, other means are less well-known, such as hiring the services of a real estate hunter or wealth management advisor. After having identified the client’在项目（投资目标，地理区域，财产类型等）中，这些专业人员搜索相应的财产。这样可以避免访问每个酒店或在互联网上浪费时间来浏览每个站点的每个报价。
有趣的一点：专业的房地产猎人可以将其客户引向能够优化投资的遗产资产，例如皮涅尔法，财产赤字（如果有），裸居所有权或马尔洛法。注意：这些服务并不昂贵，因为作为传统代理商，这些专业人员在交易完成后将获得佣金的支付。
- 失去了“instinctive” side of your choice
的“heart stroke” is the number one enemy of the real estate investor. Unlike the acquisition of a principal residence, the rental-purchase is based on practical and rational criteria, with the quality of the location and the potential profitability of the site. These two criteria are directly related to the wishes of a tenant: to have a housing close to its amenities in a reasonable budget. 的housing acquired must please a maximum of people. Better to forget the charm of the atypical or a campaign too remote, and keep in mind that few tenants are willing to pay more for accommodation “heart”。偏好合理的空间（直角）和实用的空间（壁橱或储藏室，厨房）…），请记住，我们不是自己选择住房，而是要有最大的运气来轻松，可持续地以有利可图的方式出租。
- 不要急于投资，总是去
投资房地产通常不是一种经常重复的行为’一生。但是，当将来的买家寻求便宜货时，有可能没有便宜货。如有必要，请立即推迟购买。但是请当心，不要因为错误的原因而推迟购买！今天，投资的逻辑就是投资。为了达到最佳，它必须平衡投资者的目标和约束。因此，不着急意味着要花一些时间来验证场地，了解租赁市场，参观并比较几种房产的价格和收益。当财产看起来符合其期望时，亲自去做，有时这有助于避免大失所望。
请记住，您必须始终访问并了解所购买的商品。嘲笑附近的气氛，查看房屋状况或验证未来建筑的位置，这对任何房地产收购都是必要的条件，即使房屋并非打算成为其主人居住的日子。无论如何，必须牢记通常很难或不可能找到符合所有标准的房地产。学习做出让步至关重要。在不牺牲站点质量或投资潜在利润的情况下。
- 评估选定物业的盈利能力
的profitability of a rental investment is paramount, whatever the objective. 的examination of this criterion could, in particular, make it possible to compare two goods before choosing one for the purchase. 的gross yield is the annual amount generated by the investment, compared to the sum that had to spend to get it. It is expressed as a percentage. In terms of rental investment, it is calculated as follows: (Sum of annual rents –年度支出的总和）/物业的购买价。
这种获利能力计算是一种允许比较它们之间的属性的方法。实际上，为了计算公平的净收益，有必要取消产生的税款（所得税取决于未来投资者的税级，不包括垃圾收集和CSG的财产税）和其他税款。应急费用（保险…），并在收购允许的情况下恢复税收优惠（财产赤字，皮涅尔法 …).
- Getting closer to 自负盈亏
从财务上讲，最好的房地产投资是“self-financing”. That is to say that the rents collected cover entirely the monthly payments of the credit which is bound to him. However, few properties allow this for the purchase of rental housing without input. 的goal is to obtain the best financing ratio rather than to achieve 自负盈亏 . Let’s go back to the previous example. By financing the acquisition of a real estate property at 100% by borrowing at a rate of 1.6% for 20 years, we arrive at a monthly loan of 620 euros for 322 euros rent. 的saving effort is therefore nearly 300 euros per month.
To optimize financing and reduce your savings effort is possible to increase the initial contribution and reduce the amount of the credit. In the previous case, for housing to be 自负盈亏 it would be necessary to make a contribution of 50% of its price or 60,000 euros. Optimizing financing means finding a balance between the investor’可动用的储蓄，他同意的储蓄努力，收购所需的信贷额和产生的租金。
- 寻找一个好的经理
在租金投资方面，管理者非常重要。它的作用是找到租户，进行盘点，收集租金，将其偿还给业主，以及在出现问题时进行管理。但是，并非所有经理人都是平等的，因此选择一个好的经理人来避免失望是非常重要的。让’消除误解：大品牌不一定是表现最好的品牌。做出正确的选择，没有口口相传…
- 订阅未付租金保证
When you invest in housing, you are exposed to tenants not paying their rent. If the monthly payments of a credit are at the same time to repay, it can plunge the owners into a difficult situation. 的first rule: get into debt in reasonable proportions, so that a possible failure of tenants do not hurt the finances of the household. Second rule: guard against non-payment of rent by subscribing an Unpaid Rent Guarantee with an insurance company.
在大多数情况下，管理人可以在与保险公司达成主协议的情况下提供自己已认购的保证。一些大品牌甚至内部都有这种保险。对于照顾自己的租金管理的业主，也可以从保险公司订购无偿租金担保。它的成本约为房租的3％。如果出现问题，将在很大程度上摊销。
关于 的Author
杰森·哈特曼 is the founder of the Platinum Properties 投资者 Network, Inc. helping thousands of people to achieve 的American Dream of financial freedom by purchasing income property in prudent markets nationwide.
