Please criticize this investment

[Michellene F.]

I just got this from a friend to invest, something doesn’t add up I just can’t figure out what it is, this would be my first deal to invest in. I would love your insights and critics :

How will you like to be Co Owner of a 2000 Sq.ft town house in Niagara (Canada) with only $20,000 deposit spread as follows

Nov 2020 $5,000

Jan 2021$5,000

Mar 2021 $5,000

May 2021 $5,000

Price : $650,000

Goal: To sell off on Assignment b4 closing in March 2022 and split the profit into 2

The response rate for the first request was mind blowing and was taken within 1 hour

We have another Buyer now looking for a Co Buyer to pair up and buy

It will be first come first serve !

You split the money at closing from the appreciation of the market price at the time (May 2021)

What do you guys think IN or OUT?

[Adam Krawec]

@Honoline 

My personal experience with assignments in Niagara has not been positive, while not impossible, not as easy as it sounds. I am a realtor, and usually get the worst case side of Assignments gone wrong, so I may be a little biased.

The pitch comes off as "Buy the contract now, don't pay a mortgage (because the deal has not closed), sell the contract before closing for a nice profit". The reality is we don't have lineups of people trying to get into a new build such as Toronto, and we still have plenty of inventory to sell in this space.

Some questions to ask yourself; 
Is a 2000 sf townhome desirable?
How will you find the buyer?
If you don't find a buyer, can you get financing to close the deal?
If you close will you hold and rent or sell and incur holding cost?

I see it as a gamble, and not an investment.