Buying bank and HUD owned properties
There is a lot of interest in buying bank owned properties these days. A lot of information, some good and some bad, is floating around about the subject.   Often the information offered is for sale, with the promise that you can make a lot of money with little effort once you know “the secret formula”.  The fact is that there are no secrets, and to make money does require effort.

What’s an REO and HUD property?
REO stands for “Real Estate Owned”.  These are properties that have gone through foreclosure and are now owned by the bank or mortgage company.  HUD stands for "Housing and Urban Development".  This is not the same as a property up for foreclosure auction.  When buying a property during a foreclosure sale, you must pay at least the loan balance plus any interest and other fees accumulated during the foreclosure process.  You must also be prepared to pay with cash in hand.  And on top of all that, you’ll receive the property 100% “as is”.  That could include existing liens and even current occupants that need to be evicted.  A REO or HUD property, by contrast, is a much “cleaner” and attractive transaction.  The REO or HUD property did not find a buyer during foreclosure auction.  The bank or government now owns it.  The bank/government will see to the removal of tax liens, evict occupants if needed and generally prepare for the issuance of a title insurance policy to the buyer at closing.  Do be aware that REO’s and HUD property may be exempt from normal disclosure requirements.  In California, for example, banks are exempt from giving a Transfer Disclosure Statement, a document that normally requires sellers to tell you about any defects they are aware of.

Is it a bargain?
It’s commonly assumed that any REO/HUD must be a bargain and an opportunity for easy money.  This simply isn’t true.  You have to be very careful about buying a REO/HUD if your intent is to make money off of it.  While it’s true that the bank/government is typically anxious to sell it quickly, they are also strongly motivated to get as much as they can for it.  When considering the value of a REO/HUD, you need to look closely at comparable sales in the neighborhood and be sure to take into account the time and cost of any repairs or remodeling needed to prepare the house for resale.  The bargains with money making potential exist, and many people do very well buying foreclosures.  But there are also many REO/HUD properties that are not good buys and not likely to turn a profit. 

Ready to make an offer?
Most banks and the government have a REO/HUD department that you’ll work with in buying a REO/HUD property from them.  Typically the REO/HUD department will use a listing agent to get their REO/HUD properties listed on the local MLS.  Before making your offer, you’ll want to contact either the listing agent or REO/HUD agent and find out as much as you can about what they know about the condition of the property and what their process is for receiving offers.  Since banks almost always sell REO/HUD properties “as is”, you’ll want to be sure and include an inspection contingency in your offer that gives you time to check for hidden damage and terminate the offer if you find it.  As with making any offer on real estate, you’ll make your offer more attractive if you can include documentation of your ability to pay, such as a pre-approval letter from a lender.  After you’ve made your offer, you can expect the bank/government to reject the offer or make a counter offer.  Then it will be up to you to decide whether to accept their counter, or offer a counter to the counter to their response.  Realize, you’ll be dealing with a process that probably involves multiple people at the seller end, and they don’t work evenings or weekends.  It’s not unusual for the process of offers and counter offers to take days or even weeks.  HUD response tend to be much quicker.