Dwell Investors

01/28/2023

06/12/2021

Our mission is to rejuvenate neighborhoods and increase the standard of living by improving the overall quality of housing for the residents. We not only take over the payments of a property but we also sell homes, many of which are completely renovated and in move-in condition. Dwell Buyers is truly committed to helping each individual customer. We can’t wait to work with YOU!

06/16/2020

We Buy Houses in Need of Repairs Nationwide
Advantages of working with us:

- No Agent Fees or Commissions
- No Closing Cost
- No Repairs Needed
- No Cleaning Needed
- No Hassles or Headache

WWW.DWELLBUYERS.COM

06/08/2020

We'll take it off your hands for a fair price!

08/15/2019

5 Common Rehab Mistakes To Avoid in Sioux Falls, SD!

Whether you are improving the home for yourself or as an investment, rehabbing a property shouldn’t be done without some preparation. In our latest post, we will discuss 5 common rehab mistakes to avoid before you begin the demolition.

Buying a property that needs some work can be an excellent way to find a house at a great price. People buy houses like this for themselves and as lucrative real estate investments. Flipping homes for profit is still a popular choice for many investors. It can be a great way to generate extra income relatively quickly, but you should definitely know what you are doing. Keep reading to learn about some of the common mistakes buyers make and how you can avoid them!

Mistake #1: Thinking The Property Will Be Worth More Than It Actually Is
People often assume they are going to get the highest price possible when all is said and done. However, that isn’t realistic. Just because a property in the area sold for a certain amount, doesn’t mean yours will too. In fact, if you are looking to resell the house quickly, you will want to price it to sell. That often means pricing it slightly lower than the other houses that are currently listed. Never assume you will get the high end of the spectrum when flipping a house in the Sioux Falls area.

Mistake #2: Underestimating Your Costs
Rehabbing a house can become expensive if you haven’t priced things accurately. You will also likely have expenses come up that you hadn’t planned for. Knowing this ahead of time will allow you to pad your budget and plan ahead for the unknown. One of the worst mistakes you can make is to find yourself out of cash with work still left to do. You will either be forced to sell it as is (likely to another investor who can finish the job) or hold onto it until you have the cash to finish the work yourself. Either way, you will be missing out on some potentially big profits.

Mistake #3: Making Repairs On Your Own That Are Out Of Your League
Just because you have seen them do it on HGTV, doesn’t necessarily mean you should do it all yourself. Of course, there are projects that you will be able to tackle, but be realistic about your skill set. For example, don’t attempt to put in a new bathroom all on your own unless you have some serious plumbing and carpentry experience. Hire a pro when needed so you don’t find yourself spending even more money on your mistakes.

Mistake #4: Not Having A Way Out
Things may not always go as planned. A wall you had planned to knock down may turn out to be load bearing. Or maybe you aren’t able to flip it as quickly as you need to. It is important to be flexible and roll with the punches. Consider renting it out if you aren’t able to sell right away. Or maybe scarp a renovation that is going to end up breaking the bank. Keep our options and your mind open as things will not always go according to plan.

Mistake #5: Doing Too Much
If you are flipping the house, remember that it is never going to be your home. Don’t spend too much time making things exactly as you would want. Many investors will sink too much money into the house, without having justified returns. Make the house livable, desirable, and ready to move in, but don’t feel the need to go all out. Your new buyers will likely want to add things according to their taste anyway.

If you want to buy a house to rehab in Sioux Falls, come directly to the source! When you choose to buy from Dwell Investors, you will know exactly what you are getting without having to wonder about additional problems that might arise.

Are you ready to buy Sioux Falls investment property? We can help! Send us a message today!

04/01/2019

Foreclosure notice of default in SD– what is it?

Live in Sioux Falls and get a foreclosure notice of default?

If you’ve gotten a foreclosure notice of default and want to know what the heck is going on, keep reading.
Basically, a foreclosure notice of default is a document that has to be filed by a lender to start the process of foreclosure.

The foreclosure notice of default must be sent to anyone who has an interest in the property (any other loans, lenders, or even contractors who are owed money for work done to a property will get a copy).

The foreclosure notice of default must also be published in a newspaper and physically posted in a prominent place on the property itself.

Although this can be really embarrassing to someone going through foreclosure, it’s actually a very important protection for consumers.

Back before US law required a notice of default, people were sometimes foreclosed on without any warning.
In fact, it’s happened even in the past few years – at least one bank has accidentally foreclosed on the wrong property and kicked people out of their house without due process or warning. It’s even happened around Sioux Falls.

The notice of default is a very important step within the foreclosure process that gives people with an interest in the property to step forward and claim their rights – before it’s too late.

If you’ve received a notice of default, don’t wait. Time is definitely of the essence, and you should take action.

Here are a few key steps you should take:

1) Stay calm and don’t panic.
This may sound obvious, but it’s probably the most important. Anyone in foreclosure is dealing with a lot of stress beyond just the property. These situations don’t happen overnight, and they take a while to solve. You’ll get through it by practicing good coping techniques and taking good care of yourself and your family. Panic leads to bad decisions, so stay cool.

2) Educate yourself.
Learn everything you can about the foreclosure process in your state so that you know what’s happening and what’s coming up next.

3) Gather your resources.
There’s also many non-profit and government resources available out there. You’ll want good legal and tax advice along the way. Definitely don’t try to do it all yourself. This stuff is super complicated with lots of rules.

4) Learn your options.
We’re here to help you avoid foreclosure. We buy houses with cash. We can help you with short sales and even rent-back situations so you (potentially) may be able to keep living in your home. There are many more options than you think.

5) Communicate.
The banks involved don’t want your property. They want money, and what you say matters a lot. You can slow down or stop the foreclosure process if you take the appropriate action.

Want to know more? Contact Us Today! 605-389-3317 or fill out a quick form at our website www.dwellbuyers.com

04/01/2019

I Inherited a House, What To Do? – Should I Rent or Sell in Sioux Falls?

First, we’re so sorry for your loss. This can be a very challenging time for many reasons, and dealing with property ownership is tough at the best of times.

You’re thinking, “I inherited a house, what to do with this house?” Should I rent it? Should I sell it? How should I sell it?

Tons of options open for you, but…

… we can help.

We’re seasoned investors in Sioux Falls real estate, and we’re looking to buy several houses each month in the Sioux Falls SD area. Every month we get calls from those who have inherited a house and are looking to sell the house… so the info below are some tips to help you navigate the process.

I Inherited A House, What To Do Next?
Here’s a few important considerations to help you make the right decision:

1) Make sure the mortgage is paid.
This may sound obvious, but if the person who left you a property also had a mortgage (unless it had no mortgage and was paid off, which is great!), you have to pay it (assuming you want to keep the property). Some banks will allow you to assume the loan, while others may force you to refinance into a new loan. If you don’t qualify for a new loan, renting may not be an option for you.

2) The investment is only as good as the manager.
If dealing with brokers, maintenance, tenants, rent collection and all the nuances of property management isn’t the best use of your time, hire a professional to help you or cash out now. Some people who inherit homes decide to keep the house and rent it for extra income. That’s a great strategy for sure. You just need to be prepared to manage the property and the hassles that can go along with tenants and toilets.

3) Property ownership costs money.
It’s rare to see a building that’s been perfectly maintained. Most inherited houses need major improvements.

Consider hiring a professional property inspector to give you a detailed rundown on what you’ll need to do within the next five years, along with estimated costs. Surprises are very, very expensive.

4) Selling a property for top dollar costs money.
If you don’t want to deal with making repairs, updating kitchens, improving landscaping and overall cleanup, don’t worry. We buy Sioux Falls houses for cash, as-is.

5) If the market will continue to grow faster than your other options, hang on to the investment.
We can help you analyze the value of your property today versus the long-term benefits of renting. If you can use the equity in your property in another way that outpaces the performance of the real estate market, you should. If you don’t have anything better to do with the money and the neighborhood is rising in value, hang on – real estate can be a great investment if you know how to correctly read the market.

6) Uncle Sam wants a piece of the action.
Don’t forget to discuss your inheritance with tax and legal professionals before you take action. There are major property and income tax consequences that will dramatically impact the cost of owning your investment.

7) Consider all your options.
In certain situations we may be able to help you structure a lease-option agreement that allows you to rent and sell at the same time – capturing the best of both worlds. These kinds of deals can be complicated, but our Sioux Falls investment experience can help you win.

8) Compare a few scenarios.
We’ll help you determine prices for any property near Sioux Falls – if you sold it today without doing any work, the highest price the market will bear, and the projected value of keeping it as a rental (along with the costs).

03/16/2019

We are in the business of making houses shine. If a house has suffered disaster or neglect, we can buy it and make it shine again.

End the stress of dealing with your house by selling it to the professional home buyers here at www.webuysiouxfallshomes.com. We can fix homes in any condition.

Give us a call when your in need of our help at (605) 389-3317

Need to sell your house fast? We buy houses in Sioux Falls, SD and surrounding areas in as little as 7 days.

03/16/2019

Help, I’m Behind in My Mortgage Payments in Sioux Falls, SD

When you fall behind on your mortgage payments on your Sioux Falls home, it can feel like you’re drowning in debt.

Even if you’re able to make your monthly payment, catching up on a past due balance can be an overwhelming challenge.

There are a few options that can help you to avoid foreclosure in Sioux Falls and maybe even keep your house, even if you’re seriously behind in payments. Lots of properties in Sioux Falls have been lost to foreclosure, but there are many ways to avoid it.

We're here to help with these 5 things you can do to help your situation

1. Bankruptcy:
This is usually the tool of last resort. If you’re being crushed by lots of debt, bankruptcy can be a good way to negotiate with lots of lenders at once. It’s a lot of work, and it won’t help you avoid your mortgage. Different lenders will treat your circumstances in unique ways. You’d benefit from serious professional help – the best you can afford.

2. Reaffirm:
This can be a good card to play, but it may come with some unseen penalties. Basically, reaffirming the loan is an additional commitment to pay. In some states where it’s allowed, an affirmation can create additional liabilities if your property is auctioned.

3. Making Home Affordable (MHA):
If your mortgage qualifies, you might be able to participate in MHA. Any loans backed by Fannie Mae or Freddie Mac must be considered for MHA, and other lenders choose to participate in MHA.

With MHA, your payments and/or interest rates might be lowered – even the principal balance (if your home is worth less than you owe). If you’re unemployed, you might be able to get your payments temporarily suspended or reduced.

MHA is a government program, so be prepared to deal with lots of paperwork. It ain’t free money – you gotta work for it.

4. Negotiate with your bank:
Lots of lenders routinely offer some level of assistance. You have to work hard at it, but you might be able to get your interest rate reduced or a temporary reduction in your payment.

Most of the time, lenders will want to steer you to refinance your loan – but by the time you’re a few payments behind, you probably don’t qualify for a reduction in interest rate.

You have to work really hard to negotiate with a bank. Usually, it takes lots of calls and the patience of a saint to get through the bureaucracy. Never, ever act rude. Ask for help from everyone you speak with, but don’t sound desperate. Explain your situation, offer supporting documents, and reassure the bank that you want to live in your home for the long term.

If you’re in need of a temporary fix and want to stay in your home, most banks can be forgiving. Sometimes they’ll be willing to add a few months of payments back onto the primary balance of your loan. It’s all dollars and cents to them, so remind them that you need their help to give them a lot more money in the long run. If they have to sell your house at a foreclosure auction, they’ll take a huge loss.

That sounds obvious, but for some reason, bankers seem to forget it when saying no to someone in need of help.

5. Borrow money from a private investor:
If you’re behind on your payments and need to sell fast, we can help.

In certain circumstances, we may even be able to help you stay in your home.

We work with homeowners in Sioux Falls to find solutions to foreclosure problems.

We’ll let you know how we can help.

Give us a call now at (605) 389-3317 or
fill out the form at our www.dwellbuyers.com website to get started.

Need to sell your house fast? We buy houses in Sioux Falls, SD and surrounding areas in as little as 7 days.

12/27/2018

Do you have a Sioux Falls house that’s in foreclosure right now? Many people going through the South Dakota foreclosure process want to get out from under that burdensome house and wonder if they can sell the house in foreclosure. The short answer: yes. The long answer: it’s a little more complicated, but usually you can sell your property prior to foreclosure. Generally, the sooner you start, the better.

Can I Sell My House in Foreclosure in Sioux Falls? – How it works.

There are a lot of folks here in Sioux Falls who have faced foreclosure in the past few years. Since the changes in the economy, a lot of banks have been shifting the way that they deal with foreclosures.
Remember, the bank that carries your mortgage doesn’t want to see your home abandoned or auctioned. The bank stands to make the most amount of money by helping you to avoid foreclosure by selling your property. However, dealing with banks during any part of the foreclosure process can be a huge pain. Over many years of working with banks to help stop the foreclosure process, we’ve learned a few tricks that will help you.

Working With Banks During The Foreclosure Process
Always over-communicate with the bank (but don’t be annoying). Call with updates and show them what you’re doing to get your property sold.
Don’t miss deadlines. If anything will be late, call with advance notice.
Remember that bankers are people too. Don’t be overly dramatic, but explaining your situation and demonstrating your willingness to fix the problems to make it right goes a long way.
Start keeping careful records of every conversation you have with the bank. Nothing counts unless it is in writing. Make sure to keep track of each person you speak with, what they said, and any promises made.
Explore all your options, including short sale, loan modifications, and bankruptcy. Depending on the details of your personal situation, you may be able to dramatically slow down the foreclosure process with enough effort. Each bank has its own policies to help borrowers avoid foreclosure.
Don’t wait. Unfortunately, time is not on your side. The further behind you become on payments, the fewer options are available to you.
If you’re looking to sell your Sioux Falls house in foreclosure fast, call us now.

We specialize in helping homeowners in situations including foreclosure around Sioux Falls and the whole state of South Dakota get out of difficult situations and avoid foreclosure. In certain circumstances, we can negotiate directly with the bank to reduce the amount you owe and (sometimes) even help you walk away from your property with cash.

If you need to sell a property near Sioux Falls, we can help you.

We buy properties like yours from people who need to sell fast.

Give us a call at (605) 389-3317 anytime
or fill out the form at www.dwellbuyers.com today!

Need to sell your house fast? We buy houses in Sioux Falls, SD and surrounding areas in as little as 7 days.

12/12/2018

How Do I Sell My House Without An Agent in Sioux Falls?
There are a few ways to avoid paying high commissions in your house sale.

First, there’s a tricky custom that you’ve gotta know about.

In most sales in Sioux Falls, roughly half of the commission you pay as the seller goes to pay for the buyer’s broker.

Doesn’t make much sense, right?

Why should you pay for the agent on the other side of the table?

Truthfully, it defies logic – it’s just what’s typically done.

You can use that to your advantage in a few ways.

First, factor in the commissions paid when you’re looking at the comparable sales. If the properties similar to yours sold for prices that included commissions, take that into account.

Don’t under price your property – be aware that a savvy buyer may expect to take a discount too. If you’re doing the work of one agent, you can expect to save that money.

Sometimes in Sioux Falls, buyers who aren’t represented by an agent won’t remember to negotiate the buyer’s side commission out of the price for themselves, so don’t remind them if you don’t want to pay them. Just don’t be surprised if it comes up during the negotiation.

You may want to consider offering 2.5% to buyer’s agents who will bring their clients to show your property. Sure, it’s a lot of money. If you’re pricing your property including that commission, you can always negotiate a better deal for a purchaser who comes without an agent.

On the other hand, if you don’t leave room for the buyer’s agent’s commission, you’ll be excluding most of the buyers in the market in Sioux Falls.

Over 90% of transactions happen through the MLS – that’s the Multiple Listing Service. It’s the main database that all the brokers in Sioux Falls use to access information for their clients on the houses, condos, land and investment properties for sale, along with data on the sold prices.

Once upon a time, you had to pay a full commission to get your property on the MLS. Now in Sioux Falls, there are a few brokers who will charge you a fee just to list your property on the MLS. Often, you spend a few hundred bucks and you only pay a commission if the sale closes.

Compared to the cost of a newspaper ad, the MLS is a cheap way to market your property to a very wide audience.

All the major real estate search sites like Realtor.com, Zillow, Yahoo Homes, etc. get data from the MLS. Chances are good that when you submit your listing in Sioux Falls to the MLS, information on your property will end up on most of the major sites within a few days.

Each of those sites sells ads. They’ve got packages that let you pay to enhance your listing, feature it at the top of the search, and a lot of other bells and whistles that might or might not get an interested buyer to buy your property.

Advertising is a gamble. Sometimes open houses in Sioux Falls SD can be a great way to sell a property, and sometimes they’re a waste of time. Same with newspaper ads, craigslist postings, fancy signs – sometimes they work, and sometimes they don’t.

To effectively sell your property on your own, you have to market it well.
Putting up fliers and signs around your neighborhood can generate some calls, and there’s a lot of free websites where you can post information. But often just putting up flyers and an open house isn’t enough if your house doesn’t appeal to the average home buyer.

In theory, real estate agents charge big commissions because they have to spend a lot of money up front to advertise your property. By advertising lots of properties at once, they expect to get more phone calls – and obviously, they’ll make good profits by selling lots of houses.

Certain properties might require thousands of dollars in advertising expenses before the right buyer happens to see the ad and call.

If you want to avoid paying any commissions, you can also sell your house to investors like us for CASH
We fair prices for properties – and we can close fast (in as little as 3-5 days if you need to).

Sometimes we’ll purchase Sioux Falls houses, fix them up, then rent them out… sometimes we’ll fix them up and sell them to other people looking for great homes in the area, and a lot of other reasons, too – but we love to hear from people like you who are thinking of selling anywhere in SD.

We’re investors who care a lot about Sioux Falls.

We close fast and pay cash in as little as just 3-5 days. Give us a call now at (605) 389-3317 or fill out the short form over here.

Sell Your Sioux Falls House Fast – Get A Cash Offer Today!

12/08/2018

I’m Relocating And Need To Sell My House In Sioux Falls

Relocation is a complicated exercise in coordination. We get local Sioux Falls home sellers calling us or submitting their house info on this website every week saying “I’m relocating and need to sell my house in Sioux Falls“. The great thing is that we’re able to help a good many of those sellers sell their house quickly (because we’re actively buying houses in Sioux Falls SD right now!).

There’s an insane amount of details to keep together, plus the stress of whatever is making you move in the first place – often it’s a new job or a sick relative, but the true need to move always comes with a dramatic change.

So how do you make the most out of a difficult situation?

Don’t Agonize – Organize.
You don’t want to be in a situation where you end up paying to own and maintain a vacant house for 2 years. That gets expensive and it doesn’t have to be that way.

Although the market is relatively stable right now in Sioux Falls, things can change in the blink of an eye. We’ve heard some serious horror stories over the past couple of decades. Unless you’re filthy rich, you probably can’t afford to wait it out.

So how do you make the right choices when you’re relocating and need to sell your Sioux Falls SD house fast?

Relocating And Need To Sell My House Fast In Sioux Falls… Your Options And Steps
First…

Find out what your house is worth: To do this you can contact a reputable real estate agent or connect with us and we can give you a no cost no obligation valuation on your property. Once you know what the house may be able to sell for in the current market… that sets the basis for how long you may or may not be able / willing to sell the house.
Decide how fast you need to sell your house after you relocate: This is a biggie. I’ve seen professionals who moved out of state for a job who had their house on the market for over a year before selling it for a much much lower price than they hoped. Decide how fast you need to sell your house… and how long you’re willing to keep making 2 mortgage payments, insurance payments, etc.
Find a solid real estate agent BEFORE you start packing boxes: Get the ball rolling early so you don’t waste any time. Every month that you wait or every month that it takes to sell the house… costs you money. Or if you don’t want to use a real estate agent to sell… we are a reputable local house buyer and we’d love to make you a fast-fair all cash offer. Just fill out the form through this link to get started >>
Calculate the value of selling your house fast vs. “waiting it out” for a dream price: We all want to sell our houses for as much as possible. But one thing many people forget to do is come up with the $ amount of how much it costs you to hold onto this house. The costs involved include the mortgage (which if you’re still within the first 10 years of the mortgage, the majority of your payment interest and not hardly going to principal at all), insurance, taxes, maintenance, etc.Lets say you want to sell your house for $200,000… and your mortgage payment is $1,200/mo, taxes $200/mo, $100/mo for insurance, and $100/mo for maintenance (lawn maintenance, repairs while you’re gone, etc.).Those expenses add up to $1,600/mo in “non equity building” expenses.If it takes you 7 months to sell that house through a real estate agent for that $200,000… it cost you $11,200 in DIRECT “holding costs” + you had to pay $12,000 in real estate agent fees (assuming 3% for the buyers agent and 3% for the sellers agent).Totaling $23,200 in LOST money. That doesn’t even account for the value of your time, your stress in thinking about that property sitting on the market, the opportunity cost of what you could have been doing with that extra money during those 7 months, etc. So the real cost to you was likely closer to $30,000.But, what if you were to sell your house next week and avoid all of that?Even if you sold for a discount below the retail price (lets say… $175,000)… you’re still ahead of the game by selling the house NOW at a discount to a home buyer like our company vs. 7 months later at full price (and paying holding costs and real estate agent fees).Make sense?
Take action!: Whatever you decide… decide and take action. If you want to go the real estate agent route, great! Find a reputable local Sioux Falls SD agent. If you’d rather not have to wait and not have to pay real estate agent commissions… then a viable option may be to sell your house to us 🙂
If you’ve got a lot of time on your side and a really great property, you might want to test the market by offering it out at a high price. There’s a small chance someone might just fall in love and be willing to overpay – people do crazy things for love.

Most properties are pretty average, in reality. They tend to be like the other houses around them, in the same way that people who live near each other tend to have a lot in common too. So unless your property is truly exceptional, as in magazine-quality extra-special, you won’t capture the most money in the market by pricing at the highest point.

You can also win by marketing your property for rent and sale at the same time, just to see what happens first. You have to maintain control of the process, which can confuse even seasoned real estate brokers.

In certain situations, we may partner with property owners to help secure lease option agreements where highly qualified purchasers rent the property for an agreed time before buying.

In other cases, we may help renegotiate a loan, help make monthly payments or conduct a short sale with a bank.

We love helping people solve complicated problems.

Creative solutions can bridge the gap to get you where you need to be.

Who Is Dwell Investors LLC And How Can We Help You If You’re Relocating And Need To Sell In Sioux Falls?
We’re investors. We support our families and beautify neighborhoods by buying houses from Sioux Falls home owners who need to sell fast for one reason or another.

The types of sellers who tend to work with us include people who…

Need to sell fast (we can close in as little as 7 days if you need us to)
Don’t want to hassle with listing a property with an agent
Don’t want to pay real estate agent fees
Can’t sell their house for one reason or another (we buy houses in as-is condition)
… or a variety of other reasons
But we’re passionate people, and we believe in the Sioux Falls community.

We’re honest and straightforward.

We’ll quote you a fair price, and we can close fast with cash.

If you’re prepared to wait and can hire professionals to help, you can manage the sale of your property from a distance. In certain circumstances that risk can pay off.

We’re happy to help you find answers to your toughest questions about your Sioux Falls real estate, so please feel free to call us at (605) 389-3317 and chat with us anytime.