We have represented many out-of-state investors looking for experienced representation in their search and acquisition of income-producing investment real estate in the state of Oregon.

Realty Yield is widely recognized in the Oregon commercial real estate brokerage community as a Buyer’s Agent specialist. All the major brokerage firms in Oregon will enthusiastically cooperate with Realty Yield due to our long-term track record of successfully closing real estate transactions. The importance of this cooperation in the brokerage community should not be minimized. Our calls get returned! Hence, when searching for the best available investment opportunities, Realty Yield can expose investors to both “on-market” (through listing websites like LoopNet, Co-Star, Crexi, RealNex Marketplace, Showcase, RMLS, Etc.) as well as available “off-market” opportunities. Additionally, as a one-stop, full-service investment real estate service provider, we also assist out-of-state buyer’s with their 1031 Exchange, arrange financing and provide post-transaction landlord support services to optimize the performance of your real estate investments between the buy and sell dates.

We start by discussing your current situation, real estate investment goals, risk profile and timeline. We’ll provide an accurate overview of the current market and go through a question-and-answer session as needed/wanted.

Once we understand what you want to achieve, we work with you to formulate a realistic strategy to achieve your future goals for return on investment. This stage includes:

• Financial analysis of your current holdings, if applicable (you first need to know where you stand)
• Return on investment analysis comparing various purchase and/or 1031 exchange scenarios
• Property type analysis (weighing the pros, cons, risks, variables, etc. that will affect your portfolio)
• Finance/mortgage strategy (your best use of debt/leverage)
• Ownership structure decision including asset and personal liability protection
• Define roles (our role and your role) clarifying who will do what, when and how
  

Once you give us the go ahead, we begin a comprehensive search for suitable properties. We not only have access to the properties listed on the open market, but also many "silent sale sources". We pre-screen candidate properties to find the best matches for your criteria.

Our pre-screening includes valuation analyses, investment/return forecasts and tax implication assessment. We investigate any potential title or transfer issues.

We inspect candidate properties to get a fix on their physical condition, review documents related to the properties and analyze comparable sales to “reality check” asking prices. We research rental rates for like-kind properties to see if a property’s rents are too low and if a seller’s rent forecasts are too high. We investigate seller motivations and interest among other buyers in the marketplace.

We access the lending options and programs available to you.

Then, we produce a written narrative for you ranking your purchase options with pros, cons and considerations specific to your comfort level.

If you decide to proceed, we formulate an acquisition strategy to see that the property is bought at the best possible price and terms. And of course, the submitted offer will include all necessary contingencies allowing time for due diligence items that may not have been completed during the pre-screening process.

• Key items in the Purchase & Sale Agreement include:
  Contingencies for professional inspection-s, environmental/soil, comprehensive document review, regulatory use/development issues, title exceptions, appraised value, etc.
• Applicable property performance and/or maintenance benchmarks (minimums) to be maintained and/or achieved during the contract period
• Specific contingency language pertaining to the amount and terms of acceptable loan needed
• Guidance regarding the appropriate use of financing (leverage) and ultimately the direct arrangement of the best available financing for your particular situation
• Support at closing including "settlement statement" review prior to "signing"
  

The long-term success of your property investment must be maximized through proactive asset management (NOTE: asset management is not the same as property management). It’s not enough to “buy, hold and hope". Part of our complete service as your buyer’s agent is getting your new investment off on the right foot with a solid long-term asset management strategy.

The compounding effect of even modest annual net operating income growth has a dramatic effect on your property’s long-term returns and future value. But growing your net operating income is a proactive and continuing process. Sadly, far too many owners allow the long-term potential of a good purchase to erode, sometimes within a handful of years.

Our goal is to keep you from becoming one of those ill-fated buyers as part of our Post-Closing services. See Property Owner Landlord Services page.