Sales Process
All of the properties shown on our website can be owner financed (financed by us) with a term of up to 15 years. In certain instances we can finance for a longer term.
Our interest rate is not dependant on your credit score or past payment history. Even with a minimal down payment we offer an annual interest rate never higher than 9.75%. With a substantial down payment your rate can be as low as 5.75%. Please see the chart below for the interest rates we offer on all properties sold through our website:
| Down Payment Amount | Annual Interest Rate |
| Minimum Down payment of $500: | 9.75% Annual Interest |
| $1,500 Total Down Payment: | 7.75% Annual Interest |
| $2,500 Total Down Payment: | 6.75% Annual Interest |
| $5,000 Total Down Payment: | 5.75% Annual Interest |
Even when you make just the minimum down payment of $500, you still have the opportunity to reduce your interest rate to a rate as low as 5.75%. After making your down payment you will have a full six months to make additional principal payments which will be credited towards the down payment on the property (additional principal payments are any payments you make other than your normal monthly payments). The chart above will still apply to any additional principal payments you make in the first six months!
No prepayment penalties, no balloon payments, no gimmicks and no surprises.
Please Note that when you reduce your interest rate you also reduce your monthly payment amount! Your monthly payment amount will be reduced to an amount that will still have about a 15 year term. See the chart below for an example of how your down payment would reduce your monthly payments on a property with a purchase price of $20,000.
| Down Payment Amount | Annual Interest Rate | Monthly Payment Amount |
| Minimum Down payment of $500: | 9.75% Annual Interest | Monthly payment of $210.00 |
| $1,500 Total Down Payment: | 7.75% Annual Interest | Monthly Payment of $175.00 |
| $2,500 Total Down Payment: | 6.75% Annual Interest | Monthly Payment of $155.00 |
| $5,000 Total Down Payment: | 5.75% Annual Interest | Monthly Payment of $125.00 |
The majority of the monthly payments for properties sold on our website are calculated on a 15 year term and then rounded up to the next $5.00 increment. Many buyers have told us this simplifies their budgeting and bookkeeping processes. If you choose to make a higher monthly payment with your interest rate reduction, you are of course free to do so.
Price and monthly payment amount for any property can be found on that property's information page.
Simply pick the property you wish to own then click on the "Buy Now" button at the bottom of that property's information page. Also you may contact us by phone or email to purchase a property. Upon receipt of your down payment we will Express Mail you the Purchase Agreement which you simply sign and return to us. We will then sign the Purchase Agreement and a copy will be sent to you for your records. If you would prefer you can call us and we can take your information over the phone.
Once we receive your signed Purchase Agreement you have full rights to use, camp, hunt and enjoy your property. Start building your home or cabin if you wish!
After you have made six monthly payments you will receive the full paperwork packet in the mail. The sixth month waiting period enables us to draft the paperwork so that it accurately reflects any additional principal payments you may have made during that period, which could reduce your interest rate. The full paperwork packet will contain various documents, some of which will be recorded at the county courthouse. Once the documents are recorded with the county you will be the owner of record of the property. This packet will include:
-Copy of Warranty Deed
This is a copy of the Warranty Deed which will be recorded in your name with the county. You will keep this copy for your records until you receive a copy of the original recorded deed.
-Promissory Note
This is the legal "promise" to make the payments for your property. You will need to sign this document and return it to us. Your signature will NOT need to be notarized on this document.
-Deed of Trust
This document is used instead of a mortgage in the state of Missouri. It is recorded along with the Warranty Deed. You will need to sign this document and return it to us. Your signature WILL need to be notarized on this document.
-Quitclaim Deed
This document will need to be signed by you and held by us in escrow. In the event you do not make your monthly payments this document will be recorded and title to the property will transfer back to us. Your signature WILL need to be notarized on this document.
Use of the Quitclaim Deed ensures that no default judgements or legal proceedings will take place against you simply because of a default on payments.
Use of the Quitclaim Deed saves money on a foreclosure and enables us to give you a full 30 days before cancellation due to non-payment. Without use of a Quitclaim Deed/Deed in Lieu of Foreclosure, state statute allows cancellation in less than 30 days (in fact as little as 20 days).
For another look at the sales process please see below. The GREEN pens indicate the documents you will sign and the BLUE pens indicate the documents that we will sign.
Once you have selected your property and made your down payment we will immediately Express Mail you the Purchase Agreement.
You will simply need to read over the Purchase Agreement then sign it and return it to us in the enclosed envelope.
Once we receive the signed Purchase Agreement back from you we will sign, make a copy and return the completed signed copy back to you.
Now both the Buyer (you) and the Seller (us) have a signed copy of the Purchase Agreement.
You are now free to use and enjoy the property.
After you have made six monthly payments you will receive the full paperwork packet in the mail. The full paperwork packet will include:
- Copy of Warranty Deed
- Promissory Note
- Deed of Trust
- Quitclaim Deed
-Copy of Warranty Deed
This is included in the full paperwork packet. It is a copy of the Warranty Deed which will be recorded at the county courthouse. You should keep this copy for your records until you receive the original recorded copy.
-Promissory Note
This is included in the full paperwork packet. You will need to sign the Promissory Note and return it to us. Your signature will NOT need to be notarized on the Promissory Note.
-Deed of Trust
This is included in the full paperwork packet. You will need to sign the Deed of Trust IN FRONT OF A NOTARY and return it to us.
Almost every bank will have a Notary on staff who will notarize documents for the bank's customers for no charge. If your bank does not have a Notary simply look in the Yellow Pages under "Notary Publics" to find a Notary in your area. In some states a Notary may charge a small fee for their service.
-Quitclaim Deed
This is included in the full paperwork packet. You will need to sign the Quitclaim Deed IN FRONT OF A NOTARY along with the Deed of Trust and return it to us.
This is held in escrow by us and would be used instead of foreclosure in the event that you do not make your payments.
After you have paid for your property in full we will record a Full Release Deed with the county which will release the Deed of Trust.
Congratulations, your property is now free and clear!
We pay all costs for drafting and recording the above documents. We charge NO closing fees or document fees.
If you have any questions about the sales process please do feel free to email us at sales@instantacres.com or call us at (417) 882-3400 and one of our representatives will be happy to answer all of your questions.