The second step in the three step process of contracting and closing a multifamily deal involves composing a letter of intent for the seller.  A letter of intent is a principle of understanding.  It is a general agreement of what you plan to do so that you know you will not spend a lot of time on a contract.

A letter of intent that is well-written conveys to the seller that you are a serious buyer.  The letter of intent basically lays out the terms that both you and the seller agree upon.  Not only does the letter of intent show that you are a serious buyer, but it shows that the seller is serious as well.

You know that you are not wasting your time because the seller is telling you that they can agree to the terms in the letter.  A contract takes time and legal fees are involved so the letter of intent helps take the uncertainty out of the deal.

The letter should include the price that you agree upon along with the financing terms.  For example, if the property is $1.25 million you would include that and then break it down further.  Let’s say you are offering $100,000 cash; assuming the first mortgage at 5.06% and you then would like the seller to take a second mortgage of $360,000.

An inspection period, or due diligence, is included within the letter as well as a finance period to raise your financing.  Typically, the due diligence period is 45 days and the financing period is 60 days.  If you think you will need more time for financing you can increase that period another 30 days.

You also include the amount of earnest money that you are putting forth.  A general rule of thumb regarding earnest money is 1%. So if you are doing a $1 million dollar property, your earnest money will be $10,000.

Be sure and play by the rules on earnest money because the seller will be looking at whether that money will make a difference to your or not.  If the 1% is a big deal at the moment, find a partner that will put up the money because you do not want to be looking like a non-serious buyer at this point.

The letter of intent is an important part of the three step process because it signals to the seller that you are a serious buyer.  Your whole objective is to get the multifamily property under contract because then you control the deal.  An effective letter of intent can expedite the whole contracting process.