Real Estate Investing Tip: Four Ways to Increase Your Property Investment Returns
Author: Joel Teo
Source: download
Have you tried your luck at foreign exchange, bonds and stocks, but to no avail? Are you perplexed as to what to put your money on? Consider real estate investment, as several people have turned into millionaires through shrewd investments in real estate. By means of this article, we will elaborate four common real estate investing tips, which would help you realize significant profits via property investment. Be it a newbie or a seasoned investor, these tips are sure to be of help to one and all alike.
Real estate investing tip #1 - Perhaps the most lucrative investment technique is to buy a run down property, fix it up, and then sell at a significant profit. Since the property is shabby, you might be able to acquire it for a low price. However, you must ensure that the cost incurred in the repair is restricted to a minimum so as to guarantee a profit. You can do this by making sure that the basic amenities are in place, without going overboard with the renovation. Such a buy-fix-sell scenario demands excellent property valuation skills and a rather frugal attitude while renovating.
Real estate investing tip #2 - Purchase properties that are about to face a foreclosure. A property typically faces foreclosure when the homeowner is financially distressed and is unable to repay the loan. Another common reason for foreclosures is dissolution of marriage with the abandonment of the house by either of the couple. Such a distressed property can be bagged for a low price by an articulate investor, who can convince the homeowner to sell the property prior to the foreclosure sale. Then the investor may sell the newly bought property at a significant gain.
Real estate investing tip #3 - Locality is a paramount aspect in real estate investment. Two similarly built houses may have varying valuations if they are situated in different locations. So, you must be abreast of the hot locations in your concerned region. If you are just about to start you real estate venture, I suggest you look for places that offer high rentals. Purchasing a property in such a region would result in a healthy monthly source of income.
Real estate investing tip #4 - Ever heard of Warren Buffett? The acclaimed stock investor made billions through a contrarian's approach to stock investment. You may take a contrarian's view to real estate investment as well. For instance, you may buy a property when it is out of favor with the majority of investors. That is, acting in opposition to the majority opinion. A contrarian's approach is not a sure shot path to real estate success. Moreover, it's complicated and therefore beginners are advised against it.
All in all, there are several avenues that you could realize profit in real estate. However, it is imperative that you be prepared to put in extra work hours, especially at the beginning of your real estate career. Putting your shoulder to the wheel is what's required to make substantial profits in real estate.
Copyright ? 2006 Joel Teo. All rights reserved. (You may publish this article in its entirety with the following author's information with live links only.)
Joel Teo writes about making money with
Property Investment. His site,
http://www.RealEstateInvestment101.info provides a wealth of informative articles & Tips.
Real Estate Education Should You Spend Your Money
Author: William J Archambault Jr
Source: articleage.com
Five years ago I would have started talking about the late night
TV Real Estate Gurus, but today anyone with cable TV, a
satellite dish, or in a large city can learn the virtues of
having money 24 hours a day. The infomercials or rather the
programs they promote are all most people think of if you
mention real estate education. But, there are really three
distinct types of real estate education and hundreds of
sub-categories. The three types are: real estate investment (as
popularized by Carlton Sheets,) pre-licensing (mandated by most
states,) and real-real estate education (traditional education
at the college/professional level, it should be mandatory in
High Schools.)
Everyone should have some real estate investment education,
especially the poor among us. We all live and work in or on real
estate, even pilots land. Almost all fortunes great and small
included real estate, yet we don't teach it to our kids.
Pre-licensing education is only needed for those who want a real
estate license.
The most difficult is real-real estate education. No matter what
any guru says you'll need real-real estate education, the good
news is you can hire it. One note of caution, don't assume your
local real estate agent has anything but pre-licensing
education! In real estate the three most important words are
location, location, location. If you're hiring or taking any
form of real estate education the two most important words are
caveat emptor!
Lets start with Pre-licensing, it's the simplest form of
education memorization!. In the preface to my book "One House At
A Time / Finding And Buying Single Family Rentals" I write:
Don't confuse understanding real estate with being able to pass
the real estate licensing exams!
To pass the real estate exam, take the required pre-licensing
class and memorize the answers!
Do not debate with your pre-licensing instructors, accept the
answers they provide, whether or not the answers makes sense! Do
not let anyone knowledgeable, or not, confuse you! Pass the exam!
What the pre licensing instructors know is that the real estate
exams are not written by real estate people! Licensing exams are
written by professional educators who are assigned a chapter of
the law or even just a paragraph and told to write questions
about it without reference to how the question might be affected
by the entire law, case law, other laws, or common and local
practice.
There are only two ways to pass a state real estate exam either
know the law so well that you can tell from what paragraph each
question comes from (answering as if you knew only that
paragraph) or memorize the answers. I stand by that advice, I
can think of no better way to put it! If you want to get your
real estate license, get it first before taking any real estate
investment classes or any real-real estate education. I've been
in lending and real estate since 1969, teaching real estate,
real estate investment, real estate sales, mortgage lending,
mortgage sales, 1031 exchanging, and real estate development. In
every class I judged my results by the students understanding.
I've never taught pre-licensing because understanding real
estate is irreverent to passing the exam.
Real-real estate education comes from two sources, colleges/
universities and the various divisions of the National
Association of REALTORS?. Real estate schools teach
pre-licensing, gurus teach real estate investment. Real-real
estate education covers every area of real estate, advanced
classes have required prerequisites, and their instructors have
either advanced degrees or demonstrate experience.
Real estate investment education is mostly "motivational!"
Instructors known as "GURUS" (mostly quacks) preach you don't
need real estate education, only their expensive "advanced"
classes. They promise to teach "secrets." They promote
themselves by telling you the value of having money! They tell
you how easy and quick it to make money is using their "system."
They give you canned speeches rather than educate you so that
you can use your own words. They present lots of anonymous
testimony to their teachings none of which you can verify. They
provided huge amounts of paper and recordings to justify their
outrageous prices.
There are good Gurus! Read "One House At A Time / Finding And
Buying Single Family Rentals." I"m a Guru, I use to teach
real-real estate but now teach real estate investment. There are
others, I would trust anything written by John T Reed. The very
best free class I ever saw was by Barney Zick (his is best stage
present I've seen in real estate investment education) his
prices are outrageous, but I liked everything he said.
The question was "Real Estate Education Should You Spend Your
Money?" To answer that first we ask how much are we talking
about? My book sells for $44.95, Reed's books start near $30.00,
the TV Gurus start at several hundred dollars and to get their
whole program can cost as much as $35,000.00! Don't be fooled by
$9.95 trials! "Should You Spend Your Money?" Yes! You get very
little extra with the higher prices unless you judge education
by the weight of the books, but one reasonable deal can recover
the cost of even the most expensive program! So do something!
The only advantage to the high priced programs is the motivation
you'll get from your spouse, when she finds out what you spent!
Real Estate Investment Clubs: How To Get Started
Author: Chris Anderson, PhD
Source: articleage.com
Over the last two weeks, we have discussed how being a part of a real estate investment club, or group, can result in exceptional investment opportunities that are not available to individuals.
Now, let's look at the typical path for a real estate investor who is interested in investing outside their local area. Once they learn the approach, now they fire up their Google search engine. Hmmmm, let me see, let's type in Preconstruction. When I did that, I just got 899,000 (literally) web pages that matched that search term. Now, they go through the top 30 or so and learn about all the reasons why you should consider this project, or that location, or be a part of.
I remember facing that scenario about 3 years ago. What I started to notice was that there was a select few groups that got really good projects and the other 98% of the web sites got leftovers. Since I was only interested in finding projects (I had no idea that we would create something like GetPreconstructionDeals.com at that time), I wanted to know why. The answer was very simple.. These real estate investment clubs had substantial buying power so they were getting good deals. So I joined their lists.
Even as part of those lists however, I became frustrated. Why? Largely because I couldn't get the kind of information that I was looking for to make the investment decision. Long story a little shorter, the realization that real estate investment club buying power was very important, and the frustration of not being able to get enough info led to the creation of www.GetPreconstructionDeals.com.
But now that we are on the other side of the fence, with over 15,000 registered investors, we understand soooooooooo much more about what it takes to be apart of a group and get access to truly good projects. Regardless if you work with us or you work with others, let me give you some specific steps you can take to improve your odds:
Find a major group where you line up with their philosophy and then join their mailing list.
Determine, in advance, what types of projects you are looking for and can afford. That way, you know your own criterion.
VERY IMPORTANT STEP: Find other like minded people either that are already part of the big group or are from your circle of influence. What you just did was now created a mini real estate investor club within a much larger group. If you are excited about it, go get your friends excited as well.
Let the major group know that your real estate investment club exists, that you have X like minded people, and are looking for (fill in the blank)_________________________.
Just so you understand why steps 3 &4 are so important, consider our latest project in Tampa. This project has been hugely popular but we had no idea, in advance, if it would be popular or just interest a few. Now, all of a sudden, we have over 200 people expressing interest and wanting calls.. Yikes!
With a tight deadline imposed by the developer, where do we start? We know from experience that many of these 200 will not be serious which is fine. First, we start with our Mastermind Members because we know that they are seriously interested in getting projects.
Next, we then go to members who we KNOW are serious and make sure they get everything they need. Then next, we start with the others in the order they were received.
In contrast, suppose there was a group of 5 like minded individuals that we KNEW were serious about condo conversions in Florida with rent Guarantees. In all likelihood, BEFORE we even agreed to put this project on our web site, we would have been in contact with that real estate investment club asking "what do you think"
Now, suppose that same group then recruited a few more buddies and got up to 20 members in their real estate investment club, all looking for roughly the same thing. Next, they then communicated their interest to us. Of course, that real estate investment club would play a big role in future projects meeting their needs but that is only a small part. Instead, we could then start LOOKING for that project, putting out feelers around the community, etc. Basically, this turns the process around and we now ASK developers for specific projects.
We also understand that in a web community like ours, it is not necessarily easy for you to get access to like minded people. On March 1, on an experimental basis, we are going to try introducing something that we believe will help. We will introduce an investor forum where everybody will be able to interact and hopefully establish some powerful, mini, real estate investment clubs. In addition, there will be several other features of the forum that we believe will spark lots of interest.
We hope that this forum will provide a real estate investment club atmosphere where you can not only work with others but where you can also tell your friends to come visit and participate. In the way that we think and operate, having more, focused investors around does not increase competition but rather substantially increases the ability to get access to very good projects.
Copyright 2006 Chris Anderson
Dr. Chris Anderson is the founder of http://www.GetPreconstructionDeals.com and is referenced in many venues including the New York Times and USA Today. Get his weekly, thought provoking articles by signing up today!
Should You Use a Property Management Company or Manage Your Real Estate Investment in Florida?
Author: Lisa Carson
Source: articleage.com
When considering investment properties, first of all, it must be determined that it is profitable and a good idea to purchase rental properties. Let's talk about this aspect. Owning rental property produces rental income which, if after expenses are deducted produces a profit, would be viewed as a good investment. Add to this the possibility that property has the potential to increase in value over time and you have some solid reasons to purchase investment properties.
If the rental income is paying more than the monthly mortgage amount leaving some excess for home repairs, it is possible the home could be paid off entirely by renters. At some point in the future, this same home can be sold with the seller receiving the full value of the property. Sounds like you can't go wrong in owning rental properties. But is this true? It all depends on whether the investor has thoroughly completed their homework.
If you are presently considering an investment in rental properties, be sure you do some thorough research. It's important for the property investor to gather adequate information before committing to rental property ownership. Searching the internet, reading real estate publications, attending seminars, and speaking personally with property investors is a great beginning that will place you on the road to making a wise, informed decision. Starting up a business is a little like real estate investment. Knowing the facts and putting time into the purchase gives you a much greater chance of success. Doing your homework can prevent disastrous property investment decisions.
Why a Real Estate Investment in Florida?
There are many issues that need careful consideration before making a final decision on property investment. These include the location of the property, Are you interested in an urban or rural location? What is the condition of the property, how much maintenance will be required to keep it in good working order? What are your financing options? What do taxes run on that particular piece of property in that location? How will you select tenants?
These are all vital questions that could determine the success or failure of your venture. Let's refer to the first and probably most important of questions to ask regarding property investment. What location will you choose? In searching for the best possible location, it is important to look at trends among renters. The American population continues to grow with a gain of about one person every 14 seconds. Where are all these new people coming from? An increase in our own population and immigration account for this strong growth. With this in mind, it is safe to say there will be a continued need for housing in the future. Concerning the immigration population, California, New York and Florida lead the list, in that order, in new residents. What a potential pool of people to pull from! Looking at the cost of real estate purchase in these three states, a real estate investment in Florida ranks among the most reasonably priced. Along with the strong immigration growth, Florida is a hot tourist destination, making it an ideal location for the purchase of rental property.
Real Estate Investment in Florida - Where is a Good Choice?
Along with having the 3rd highest rate of population growth, the high tourism rate is definitely a great reason for a real estate investment in Florida. With its year-round temperate climate and vast array of attractions, both natural and created, it is the ideal location for family holiday vacations. Families and singles return again and again to enjoy the delightful holidays Florida offers. Deciding where to purchase your real estate investment in Florida may be a difficult decision. Tourists in Florida are searching for sun and fun. A real estate investment near the beach, from Key West in the south to Jacksonville in the north and east from Daytona Beach to Fort Myers would offer good returns on your investment. Beach lovers will pay top dollar for rentals near the ocean. Let's consider Central Florida as a wise real estate investment. Walt Disney World has made Orlando the 3rd favorite tourist destination for overseas travelers. Only Los Angeles and New York City rank higher. With its resplendent and numerous lakes, tropical landscaping and modern, clean skyline, Orlando, the largest city in Central Florida, has aptly earned its title of "The City Beautiful". Along with the biggest drawing card of all, Walt Disney World, theme parks such as Universal Studios and Sea World, have made Orlando one of the largest markets in the world for tourism. 2.6million international travelers flocked to Orlando in 2004, according to the Orlando/Orange County Convention & Visitors Bureau, a 12 percent increase from 2003.
Real Estate Investment in Florida - Where in Central Florida?
Having established the fact that Central Florida is a hot tourist market, it would stand to reason that a real estate investment in Florida, particularly the Central Florida area, would make good business sense. But how would one go about locating a desirable area and property for this investment? A beginning search would lead you to researching properties listed with the major real estate companies or visit craigslist.org in your area. Deciding which type of property is important. Do you prefer a single family residence, a townhouse or condo? Keep in mind that townhouse and condo purchases may offer onsite property management services. Will your real estate investment in Florida purchase be in a new development, or in an established, older area? Purchasing rental property in a new development often offers pre-construction prices which can be substantially lower than prices post construction. Are you available to manage the property, or do you wish to employ a property management company to take care of the details of property upkeep, record keeping and renter booking? Doing it yourself can save you 6 percent and more of the cost of rent, but can end up costing you if you don't know what you are doing. If you do not plan on living in close proximity to your rental property, it would be wise to consider spending some extra dollars to employ a property management company. This will save you headaches and time, your own time for property maintenance and the time it takes to locate renters.
Real Estate Investment in Florida - Consider Davenport, Fl
Considering a real estate investment in Florida, just 5 miles southwest of Disney you will discover the quiet, quaint town of Davenport, Fl. Its central location yet off the beaten track give it an appeal all its own. Davenport, Fl is only 2 square miles in size. With its small town appeal, it is an attractive rental option for tourists. Davenport, FL is under 30 minutes from Universal Studios, Sea World, Disney World and other Orlando attractions. It is just one and ? hours from Kennedy Space Center and within an hour's drive to Tampa (home of Busch Gardens) and Cocoa Beach. After a hectic day at the major tourist attractions, what a welcome respite it would be for renters to lodge in this quiet location which is surrounded by orange groves. Convenience is another drawing card with a Super Wal-Mart, open 24 hours a day, just nine miles away. Kissimmee is just a short drive with its spectacular nightlife entertainment options such as Arabian Nights and Medieval Times. Family oriented Kissimmee attractions, Green Meadows Farm and the Silver Spurs Rodeo are also nearby. The small town environment of Davenport, Fl offers a quiet stay that is near all the most popular attractions, including theme parks, family spots and great shopping and dining, located not far from the Florida Mall, outlet malls and the Orlando Mall.
Bimini Bay, Davenport, Fl
Located in Davenport, Fl in close proximity to Walt Disney World, is a brand new development, Bimini Bay. On 80 acres, 360 three bedroom two bath townhouses are ready for purchase. The Davenport, Fl townhouses are turnkey ready with fully equipped kitchens, appliances and all that is needed to set up house including linens. There will also be 360 fully equipped one bedroom apartments. The planned amenities include a resort pool, two movie theatres with stadium seating, a major chain restaurant, a large Club House, a pool, lazy river, water slides, exercise room, tennis and volleyball courts along with many other features. The best part about an investment in a townhouse at Bimini Bay, Davenport, Fl is that the property maintenance aspect is taken care of for you. The investor reaps the benefits of ownership such as property appreciation and the ability to stay in the purchased property for a minimal fee without the headaches of property management. The onsite management team takes care of maintenance, markets the property and secures renters. The investor receives the same rental income each month, making this a low stress investment. At the beginning of this article, there was discussion on managing rental property yourself or obtaining a management company for this purpose. Purchasing property at Bimini Bay ensures the on-site management will handle all the issues of property management, while allowing the investor the advantage of a steady income along with the benefit of using the property.
Lisa Carson
Real Estate investment in Florida Expert
http://www.biminibayresortinvestment.com
Offering the only Guaranteed Monthly Rental Program in Orlando Florida for Florida investment Properties
Real Estate Investing – How to Build Wealth
Author: Sharon Listner
Source: articleage.com
You can tell real estate is hot, when you neighborhood grocer is thinking about switching his line of work and becoming a "flipper". If you are new to real estate, "flipping", a word that will become familiar to you, in no time, is the process of buying an investment property and selling it, soon thereafter. Usually, the property is put up for sale after sprucing it up with some paint and upgrading some fixures in the bathroom and kitchen.
The crazed real estate market over the past 5 years has nudged "wannabes" into the real estate arena. Our former federal reserve chairman described it best, when he coined the now famous term "irrational exuberance". In other words, speculation with no backbone.
So can you really make money in real estate?
Yes. Without a doubt!
An experienced real estate investor does not fear dips in the market because their actions are not based on speculation. They invest by doing their homework and truely understanding, what they are getting in. If you are considering getting into the real estate market, follow these tips:
1. Read as much as you can about the real estate investment industry. When you think, you've read enough - read more. People who excel in any field, never stop learning.
2. Find a mentor, who can teach you the ropes. Maybe you can ride with them as they scout properties, draw contracts and settle on real estate deals. Gain knowledge about how they find the "gem" deals. The difference between a serious investor and an amateur is that a guru can find a deal that is a guaranteed winner,an amateur may find a deal that they think is a winner but the deal may turn sour. Do your howework.
3. Join your neighborhood Real Estate Investment (REI) club. You will meet many experts as well as newbies, that are in your shoes. This is your chance to build relationships. Every business centers around relationships - especially in real estate. Infact, this may be how you find mentor.
The first deal will be the most difficult. You will ease into the process after your initiation. You will also start building wealth through accrued equity in your properties. You can either "flip" your properties or you can hold on to them and become a landlord. Both have their advantages. One offers instant gratification and the other allows you steadily accumulate properties.
If you are a homeowner, you can finance your real estate investments with equity in your home, by getting a HELOC, home equity loan or doing a cash out refinance.
For home equity loans, HELOCs and cash refinance loans, visit www.kstreetloans.com
Sharon Listner writes about real estate and finance. Visit her website: http://www.kstreetloans.com to learn about equity loans.
MyRealEstateOffice.Com Launches New Real Estate Software; “2001″ Versions
Author: Anonymous
Source: free-articles
MyRealEstateOffice.Com Launches New Real Estate Software; "2001" Versions
Windermere, Florida - MyRealEstateOffice.Com has released its new "2001" line of real estate software. The "2001" line now includes:
1- Real Estate Investment Analysis 2001 - Basic, Standard, Premium, and Professional versions
2- Real Estate Development Analysis 2001
3- MyRealEstateOffice.Com - CLOSING COSTS 2001
4- MyRealEstateOffice.Com - Loan Calculator 2001
5- MyRealEstateOffice.Com - Amortization Table 2001
6- Canadian Loan Calculator Workbook
1- Real Estate Investment Analysis 2001...
...will help real estate brokers and investors create a complete analysis in just minutes. The program automatically creates dozens of color charts and detailed reports.
All 400,000+ formulas behind the program can calculate complex real estate expressions in just seconds and automatically prepare real-time comparisons of investment and financing alternatives for up to 3 different properties or scenarios at the same time (for all 10 years of the 10-year projection).
The new "Real Estate Investment Analysis 2001" now includes many new worksheets. REIA 2001 users can now create multiple analysis and "save/load" them in the "STORE" worksheet. The brand new "Backup" workbooks let users "backup/restore" all their analysis on this small workbook. Another new workbook included in the new REIA 2001 is the "SHARE" workbook. Users can now save an analysis (or more than one) in this workbook and share it with another user of the program. Because the workbook is just 150-300KB you can store a complete analysis on a 1.44MB floppy disk, or quickly send it to an investor/client by e-mail in just a few seconds.
The previous version of the program has received great reviews from all users and ZDNet (editor's pick).
2- Real Estate Development Analysis 2001...
...also includes many new features. This program focus on the main points of real estate development from "Construction" to "Sales". Like REIA 2001, REDA 2001 lets users create more than one analysis at the same time and compare them.
Users can also create a 156-week "Construction Costs & Expenses" analysis and an 156-week "Sales" analysis using the new REDA 2001.
3- MyRealEstateOffice.Com - CLOSING COSTS 2001 ($19.00)
4- MyRealEstateOffice.Com - Loan Calculator 2001 ($9.00),
5- MyRealEstateOffice.Com - Amortization Table 2001 (Free)...
...are new products for the "2001" line. These very inexpensive program can help you calculate/compare loan payments, interest rates, "How much home can I afford", and also prepare a complete HUD-1 Settlement Statement or closing costs estimates.
6- Canadian Loan Calculator Workbook...
...is an MS Excel 97/2000 workbook that can be used to convert "U.S. Mortgage Calculations" in REIA 2001, or REDA 2001 to "Canadian Mortgage Calculations" (most canadian loans use "compound semi-annually" formulas).
All programs can be downloaded directly from our website: http://www.MyRealEstateOffice.Com
Should you have any questions, please not hesitate to contact us. We'll be glad to help you.
How to Make Money in a Bad Real Estate Market!
Author: Bill Young
Source: articleage.com
There is no bad real estate market, only people with problems resulting property owners: To build your own real estate investment company, to become a real estate entrepreneur, you need a system that combines the tools and knowledge to provide solutions to these people's problems. These are human problems, not real estate problems. People die, lose their jobs, they get into financial trouble, divorced, etc "Trigger" events, coupled with a lack of cash savings and few assets most homeowners have in their homes can lead to extreme financial, emotional and anxiety, even physical, as homeowners struggle to keep their payments and / or are frustrated by their inability to sell their properties. Think about it. If your house payments were killing it is your turn to make two mortgage payments, selling your old house collapsed after closed again. Do not you awake at night worried about running out of money and have to face the embarrassment of foreclosure? What if I do not have much capital and costs of sale, which could be 20% or more of the value of the property, eat a good portion of your savings balance? Would not you pray for someone to come and solve your problem? You can be so desperate that in fact would give the property to anyone who would, just to get all the stress! Just take a good look at one side of the profit equation, the seller side. It is also a buyer. There is a shadow or ghost of the market in real estate buyers. Most are self-employed individuals or small business owners. Others have had recent bankruptcies or liens. And others are foreigners. They can afford to buy real estate, but for various reasons can not or will not qualify for a mortgage bank. You can solve your problem by selling the houses to collect from homeowners desperate! You sell with seller financing. The Phantom will reward your "goodness" will pay very high prices for their properties as an investor can start part time with a real estate investment basic system: ? "Sell Houses" flyers, business cards and ads system ? voice mail to receive calls ? Knowledge for properties to buy distressed sellers "subject to" mortgages ? marketing program to develop a list of pre-qualified buyers ghost ? knowledge to sell properties to these buyers on options If you want to lease you a full real-time business of property investment can generate huge profits, you need a larger system, which today can be automated and Internet-based, but the point is that you can start today with the basic system "Google" buy houses, lease issues and options and will have enough information to start. Do it now! Copyright 2005 Bill Young. Bill is a former bank loan officer and is an experienced real estate investor who is financially independent within 5 years through their knowledge of real estate. He writes and lectures on many aspects of real estate investment. He and his team have developed an automated investment, internet based 52 was desperate homeowners who gave their property during a period of 18 months. To learn more about it, go to http://MotivatedSellersOnline.Com/APS If you or someone you know is facing foreclosure: http://WeTakeOverYourPayments.Com bill also invites you to visit your site real estate to start or improve real property education: http://MotivatedSellersOnline.com