KR20110123186A - Real estate investment managing system and method thereof - Google Patents

Abstract

PURPOSE: A real estate investment management system and method thereof are provided to separate an investor and an investor for investment. CONSTITUTION: An investment management unit(110) generates contract information of each investor. The investment management unit manages the resale or the extension according to the expiration of contract or extension. A credit management unit(120) generates credit account according to the investment information of an investor.

Description

Real estate investment management system and method

The present invention relates to a real estate investment management system and method thereof, and in particular, to manage investment in real estate into investment right and residential beneficiary rights, to maximize the recyclability of the investment, even if the contract period or repurchase time does not match The present invention relates to a real estate investment management system and method for ensuring stable repurchase to reduce the burden on investors and increase reliability.

The high interest in real estate investment has led to the emergence of various network real estate investment services as the network develops. Such a network real estate investment service is typically a service that brokers real estate transactions by posting real estate transaction information or recruits real estate investors to invest in a specific real estate so that the real estate is disposed of to obtain dividends according to the investment. .

However, in the case of real estate transactions, since the buyer transfers the ownership of the real estate from the seller, the burden is excessive and there is no big attraction for the simple investment purpose. There is no distinction from ordinary investment financial products.

In addition, due to the economic recession, there is often a situation where high-quality real estate cannot be sold because there is no initial capital while predicting the possibility of investment in real estate. For example, large apartment complexes are attractive because of their good location and conditions, but are often unsold by unstable future uncertainties and high initial investment costs. This will lead to a deterioration in the management of most construction companies (enforcement companies) who raise funds for the construction of apartments from creditors, construct the apartments, repay the debts under the bonds, and then profit from the profits. It can also be a factor in the value of the apartment. In other words, even if the actual value or future prospect of the apartment is bright and the construction company's evaluation is good, the vicious cycle of deterioration of the apartment value and the construction company's management may be repeated by the economic environment.

On the other hand, if you intend to live in a real estate, you can get a certain period of possession of the property through a charter agreement, which incurs a considerable amount of cost, but it is used entirely for the cost of occupancy. The housing is unstable due to the increased burden of rent and the burden of moving after the contract period.

As a result, it is necessary to activate investment by reducing the burden on real estate investment, thereby increasing the soundness of the real estate market and presenting satisfactory alternatives for consumers for actual residence.

1 is an example of a conventional real estate decentralized investment system, as shown in the trust company (2) transfers and manages the ownership of the real estate (1), and in connection with the trust company (2) stake in the real estate to the investor (4) It is composed of a real estate manager (3) that sells and sells the real estate at a certain point and divides the shares. The real estate manager 3 may be a trust company 2 itself or a financial company that deals with REITs, which are financial products related to real estate.

In the case of distributing profit after developing real estate by recruiting investors based on the information on developed real estate, investment is made based on the pre-development forecast, so the risk is high. Investing is not attractive because investors do not have a choice of investment targets.

In addition, when dividing real estate shares according to investment, it is not easy to recruit investors because the registration process such as ownership transfer according to real estate related laws is complicated and expensive, and the actual profit is not big and complex problems such as ownership disputes are likely to occur.

On the other hand, such real estate investment is simply about investors based on the share of the real estate, and there is no consideration of the actual buyer or the buyer who wants to live in the real estate. There is no obvious alternative other than through the method. In addition, when the stake is divided, a situation arises in which the object of dealing with a consumer who wants to live is ambiguous and the consumer who wants to occupy the real estate is rejected.

As a result, a new type of real estate investment method is required considering the realization of real estate investment, reliability and convenience to activate real estate investment, as well as the reliability, stability and profitability of real consumers who want to occupy real estate. Through this, the necessity of securing the soundness of the real estate market is increasing by stimulating investment in real estate and rapid move-in of users.

The purpose of the embodiments of the present invention for improving the above-mentioned problems is to solve the problems caused by the management and ownership of real estate ownership, separate the investors into investment beneficiary investors and residential beneficiary investors, and the difference in the point of repurchase It is to provide a real estate investment management system and method that can effectively manage the flow of unrealized profit distribution in accordance with the present invention, thereby improving satisfaction and reliability for investors of various purposes.

Another object of the embodiments of the present invention is to provide a real estate investor with an account that can confirm the investment status and the expected dividend amount, and to enable various transactions based on the balance of the account, thereby increasing the reliability of the investor and providing transparent management of the redemption amount. It is to provide a real estate investment management system and method to make it possible.

Another object of the embodiments of the present invention is to provide a real estate investment management system and method by which an operator of a real estate investment management system maintains real estate ownership and provides investors with rights of interest to reduce the complexity and the possibility of disputes due to division of ownership. will be.

Another object of the embodiments of the present invention is to manage the investment of the investor through the account, and to issue and manage alternative currency through the balance and the investor's creditworthiness to enable the investor to recycle the investment, and the unrealized profit by the difference in the redemption point. It is to provide a real estate investment management system and method by which the difference in distribution can be provided through alternative currency, which greatly increases the reliability of dividend payments to redeeming investors.

Another object of the embodiments of the present invention is to increase the reliability of the balance of the investor through the account and the reliability of the unrealized dividend payment through the alternative currency, and to diversify the contract period according to the difference in the investment purpose of the beneficiary investor and the residential beneficiary investor. It is to provide a real estate investment management system and method to respond.

Another object of the embodiments of the present invention is to grasp the balance of the account and the creditworthiness of the investor so as to issue a viable alternative currency corresponding to the balance, and through the transfer or balance between credit accounts using the balance. It is to provide a real estate investment management system and method that enables the reinvestment of other real estate to effectively utilize investments and dividends.

Still another object of the embodiments of the present invention is to partially depreciate the value of the alternative currency, which is not used at regular intervals, in order to induce the use and distribution of the alternative currency. To provide a real estate investment management system and method that reduces the need for payment reserves under alternative currencies.

In order to achieve the above object, the real estate investment management system according to an embodiment of the present invention is a real estate investment management system for real estate owners to provide beneficiary rights to investors, which is divided into residential beneficiary right investors according to the investment information provided. An investment management unit for generating contract information on the ownership rights and the first dividend rate of the investor, generating contract information on the second dividend rate of the investor divided into beneficiary rights investors for investment, and managing repurchase or extension upon termination of the contract; Create a credit account according to the investor's investment information provided through the investment management unit to provide credit balance information reflecting the real estate value obtained on the basis of external real estate quote information, and the investor's credit for the real estate in response to the repurchase request of the investment management department A credit management unit for calculating an account; Issuing an alternative currency based on the credit account balance of the credit management unit, and comprises an alternative currency management unit for managing the use and recovery of the alternative currency.

The real estate investment management system according to another embodiment of the present invention performs a dividend according to the change in the value of the real estate based on the investment contract information on self-owned real estate divided into residential beneficiary investors and investment beneficiary investors, and the residential beneficiary investors A real estate investment management system that provides a title to an investor, which generates the contract information of the investor, manages the beneficiary accordingly, adds a portion of the dividend of the residential beneficiary investor to the concession share, adds it to the dividend of the beneficiary investor, and repurchases it upon repurchase. An investment management unit that pays dividends in consideration of concession shares; An alternative currency management unit for issuing alternative currencies that can be actually used; Credit to create a credit account corresponding to the investment according to the contract information provided through the investment management section, dividends according to the contract at the time of repurchase, and request for issuance of alternative currency through the alternative currency management section with the balance of the credit account Including the management unit.

The real estate investment management method according to another embodiment of the present invention is an investment management method using a real estate investment management system in which a real estate owner provides a beneficiary right to an investor. The investment management unit receives and manages investment information provided from the outside. A contract step of generating contract information about the occupancy rights and the first dividend rate of an investor classified as a residential beneficiary investor and generating contract information about the second dividend rate of the investor classified as an investment beneficiary investor; A credit account providing step of opening a credit account through a credit management unit that creates a credit account according to the investment information of the investor provided through the investment management unit and providing credit balance information reflecting real estate value obtained based on external real estate market price information; A repurchase step in which the investment manager renews the contract for repurchase or extension at the investor's request upon expiration of the contract period and, accordingly, the credit manager settles all the investor's credit accounts for the property; In the repurchase step, if the profit is not realized in the real estate, an alternative currency issuing step may be made to issue the cash shortage of the credit account settlement as an alternative currency with the credit balance of the investor under contract.

The real estate investment management system and method according to the embodiment of the present invention solves the problems of real estate ownership management and equity splitting, manages the investor separately from the beneficiary investor and the residential beneficiary investor, and also the difference in the redemption timing. By effectively managing the capital flows of unrealized revenue distribution, it is possible to increase the satisfaction of investors for various purposes and to increase the reliability of the capital flows for operation, thereby stimulating real estate investment.

The real estate investment management system and method according to the embodiment of the present invention provides a real estate investor with an account that can confirm the investment status and the expected dividend amount, and allows various transactions to be made based on the balance of the account, thereby making investor convenience and reliability reliable. It is possible to increase the amount of money and transparently manage the redemption amount.

The real estate investment management system and method according to the embodiment of the present invention allows the operator of the real estate investment management system to maintain real estate ownership and provide investors with a right of interest, thereby reducing the complexity and the possibility of disputes due to the division of ownership, thereby increasing investment convenience and providing for residents. There is an effect that can increase the reliability.

The real estate investment management system and method according to the embodiment of the present invention enable investment recycling of investors by issuing and operating an alternative currency through the corresponding balance along with managing the investment of the investor through the account, and distributing the unrealized profit by the difference in the redemption point. By providing the difference in the amount of money through alternative currency, the reliability of dividend payments to repurchase investors can be greatly increased, thereby increasing the reliability and investment stability of the investment system and the operator.

The real estate investment management system and method according to the embodiment of the present invention improves the reliability of the balance management of investors through the account and the unrealized dividend payment through the alternative currency, and the contract according to the investment purpose difference between the beneficiary investor and the residential beneficiary investor. By being able to cope with the diversification of periods, it is possible to satisfy all investors with different purposes.

Real estate investment management system and method according to an embodiment of the present invention is to grasp the balance of the account and the creditworthiness of the investor to issue a real-use alternative currency corresponding to the balance, transfer between credit accounts using the balance In addition, it is possible to make the most of investments and dividends by reinvesting other real estate through the balance.

The real estate investment management system and method according to the embodiment of the present invention partially loses the value of the unused alternative currency at regular intervals in order to induce the use and active circulation of the alternative currency, thereby making the preferential use of the alternative currency or re-input into the account. By reducing the need for payment reserves due to excessive unused alternative currencies, the burden on the operator can be reduced and the alternative currency circulation can be activated.

1 is a conceptual diagram showing the concept of a conventional real estate investment system.
Figure 2 is an investment system configuration applied real estate investment system according to an embodiment of the present invention.
3 is a conceptual diagram illustrating a basic operation method of the real estate investment system according to an embodiment of the present invention.
4 is a conceptual diagram illustrating an unrealized profit compensation scheme of a real estate investment system according to an embodiment of the present invention.
5 is a system configuration example according to an embodiment of the present invention.
Figure 6 is a block diagram of the investment management unit according to an embodiment of the present invention.
7 is a block diagram of a credit management unit according to an embodiment of the present invention.
8 is a block diagram of an alternative money management unit according to an embodiment of the present invention.
Figure 9 is a block diagram of a credit loan management unit according to an embodiment of the present invention.
10 is a conceptual diagram showing an example of revenue certificate trading according to an embodiment of the present invention.
11 is a conceptual diagram showing an example of the operation of the alternative currency management unit according to an embodiment of the present invention.
12 is a distributed configuration diagram of a real estate investment system according to an embodiment of the present invention.
13 is a flow chart illustrating a real estate investment process according to an embodiment of the present invention.

BRIEF DESCRIPTION OF THE DRAWINGS The above and other objects, features and advantages of the invention will become more apparent from the following detailed description of the present invention when taken in conjunction with the accompanying drawings.

The present invention is ready to implement the registration and registration number 10-0851031, 'method of providing network real estate transaction service through real estate trust' and registration number 10-0864603 'real estate transaction system and method through real estate trust' It should be noted that the present applicant has ameliorated the problem of the registered patents by adding new components. The contents of existing registered patents are divided into an investment stake and a residential stake, and the investor has ownership of the real estate corresponding to the stake. Investors with stakes in investments and residential shares are required to buy back the shares, including dividends, so that the stakes can be bought and sold, allowing investors to make small investments in certain real estate, while residential equity investors have low prices. Its main purpose is to be able to have a stake in and ownership of.

However, the present invention solves the issue of ownership splitting due to the split of shares, and the contract and trading complexities due to the registration of ownership, and prefers a different contract period according to the investment purpose, and repurchases investors when the redemption point and the real estate disposition point are different. It solves the problems of the registered patents by applying a new method to improve the investment management stability by solving the funding problem according to the prepayment, which should provide the unrealized profit to them in advance. In addition, a new scheme is proposed to enable various uses of investment funds. Thus, the registered patents may be related as a reference to the background of the present invention.

2 is an investment system configuration to which a real estate investment management system according to an embodiment of the present invention is applied, and is self-owned in connection with a trust system 20 for issuing a certificate of profit to secure investment stability for an investor as shown in FIG. It may be made of an investment management system 100 that manages investment information for one real estate (10).

The real estate investment management system 100 owns the real estate 10 to be invested by its manager so that the real estate ownership division and additional registration registration problems for the investor do not occur, and the investor Providing a reliable return on the trust system through the trust system 20 to maintain the stability of the investment while preventing unnecessary ownership disputes or problems related to registration.

On the other hand, the real estate investment management system 100 basically determines the investment ratio according to the value of the real estate, the investor who invested a certain ratio is classified as residential beneficiary investors, and the investor or investors who invested other ratios are the right to invest Divided into investors. The residential beneficiary investor provides the title to the property for the contracted period, and the investment beneficiary investor provides a higher dividend than the residential beneficiary investor.

The real estate investment management system 100 operated by the owner who owns the real estate 10 is directly (investor terminal) or indirectly invested information (investment) from the beneficiary investor 210 and the residential beneficiary investor 220. Contract information about the occupancy rights and first dividend rate of an investor classified as a residential beneficiary investor by receiving the target real estate information, investor information, investment ratio, amount, investment type (investment beneficiary investment, residential beneficiary investment), contract period, etc.). And an investment management unit 110 for generating contract information on a second dividend rate of an investor, which is classified as an investment beneficiary investor, and managing repurchase or extension upon contract expiration, and investment of an investor provided through the investment management unit 110. Investing the credit balance information reflecting the real estate value obtained based on the external real estate quote information by creating a credit account according to the information A credit management unit 120 which provides a creditor and settles a credit account of all investors in the real estate according to the repurchase request of the investment management unit 110 and an alternative currency based on the credit account balance of the credit management unit 120. Issuance, and alternative currency management unit 130 for managing the use and recovery of alternative currency.

As shown in the example, the beneficiary investor 210 for investment invests at a rate equivalent to 60% of the value of the invested property and receives 75% of the profit as a dividend, and the residential beneficiary investor 220 receives 40% of the real estate value. Invest at a rate equal to%, and in return, you may have a title to the property for the duration of the contract and receive 25% of the profits in dividends. It is obvious that the above ratios are exemplary and may vary depending on the situation.

That is, the beneficiary beneficiary investor 210 who actually invests 60% of the real estate value should receive 60% of the profits according to the investment ratio, and the residential beneficiary investor 220 who invests 40% of the real estate value is invested. The residential beneficiary investor 220 will occupy real estate, but in return, a portion of its dividend rate should be given to the beneficiary investor 210 in return. Conduct. In this embodiment, the concession stake of the residential beneficiary investor 220 is set at 15%. Accordingly, the investment beneficiary investor 210 has a dividend of 15% more than the investment ratio, thereby increasing the expected profit of the investment. In addition, the residential beneficiary investor 220 will have a dividend of 15% lower than the investment ratio, but it will not only provide stable housing but also expect a dividend profit from the rise in real estate value not found in the previous charter. Can be satisfied. This will be described in more detail through the example of FIG. 3.

On the other hand, the investor's investment is managed by a credit account through the credit management unit 120, through which the investors (210, 220) can check their investment history in a visible and real-time reliability of the investment It will have the ability to expect management transparency. On the other hand, the credit balance 150 of each investor provided by such a credit account can be renewed at the time of confirmation or periodically, reflecting the changing value of the real estate based on reliable real estate price information. Can be updated.

The real estate investment management system 100 according to the present embodiment manages an alternative currency (a gift certificate in the illustrated embodiment) 160 that can be actually used in a merchant through the alternative currency management unit 130 in the credit management unit 120. The credit balance of the investor may be issued as a collateral, distributed, and if it is recovered, it may be deposited, and a fee may be provided in cash 170.

There was no direct link between alternative currency and real estate investment, so there was no example to combine them. However, in the present invention, the alternative currency is actively utilized for the shortage of redemption costs for unrealized profits generated during real estate investment management and the recycling of investors' investment. This ensures that the real estate investment management's fund management stability is extremely high and that the investor's investment potential is greatly increased.

3 is a conceptual diagram illustrating a basic operation of the real estate investment management system according to an embodiment of the present invention. In the example shown, the concession share is assumed to be 15%.

As shown, if the real estate value 11 at the time of investment is 1000 and 600 of these are invested by the investment beneficiary investor 210 and 400 is invested by the residential beneficiary investor 220, The real estate investment management system 100 generates a contract according to the investment information, establishes a beneficiary right, and delivers a certificate of profit to each investor through the trust system. Then, a credit account is created for each investor according to the investment, and each investment amount is presented as a credit balance. Thereafter, if the value increase 12 of the real estate became 100 at the end of the contract period, the credit balance 211 of the beneficiary right for investment is 675, as reflected in the investor's credit balance, respectively. The credit balance 221 of the residential beneficiary investor is 425.

Of course, there should be practical considerations for fees (investment management, trust fees), occupants' fees (administrative fees, registration fees, property taxes, etc.), and for changes in value for sale (eg 95% application of real estate prices). This may vary when the actual service is provided, and the application of some of them is self-explanatory and thus will be omitted for clarity. On the other hand, no interest occurs on the credit account.

As shown in the conceptual diagram, the investment and dividend payment for the repurchase of beneficiary rights after the contract period expires are numerically clear. However, this is only possible if the property is disposed of after the expiration of the contract to distribute the benefits.

If some of the investors require an extension of the contract instead of repurchase after expiration of the contract, the real estate cannot be disposed of, so the profit generated after the disposal becomes a potential factor and the profit cannot be obtained in cash at that time. However, investors who have repurchased at that time must pay dividends due to repurchase, so the real estate investment management system operator must pay dividends first and then recover the cost of disposing of the property. This is a huge burden if demand for repurchases is concentrated at the time of the contract, and the recovery of the prepaid funds is several years later due to the extension of the contract, which not only increases the financial pressure, but also a loss of interest income on the prepaid funds. Will occur.

This is because most investment beneficiary investors prefer short-term investments of two to three years, while residential beneficiary investors prefer stable housing rights through long-term possession of two to five years. . In addition, the residential beneficiary investor has one of the main objectives, and if the condition is that the property is sold unconditionally after a certain contract period, the attractiveness of the investment will be greatly reduced. Therefore, the extension contract must be allowed to be extended if necessary. This will be longer.

4 is a conceptual diagram illustrating a method of operating a real estate investment management system according to an exemplary embodiment of the present invention, which illustrates a method of solving a problem due to unrealized profit dividend through an alternative currency management unit and reusing investment. The background of the above description is assumed to be 15% of concession shares as shown in FIG.

First, the investment beneficiary investor 210 has 600 credit balances 211 at the time of the contract, the residential beneficiary investor 220 has the balance 221 400, and after the contract period expires, the credit balances are 675 and 425, respectively. . In this case, the investment beneficiary investor 210 requests a repurchase, and the residential beneficiary investor 220 has a longer contract term than the contract extender or the beneficiary investor 210 for investment, and the real estate investment management system performs the investment. The beneficiary investor 210 should be repurchased 675, which includes an investment 600, a dividend of 60 according to the investment ratio, and a concession share 15 from the residential beneficiary investor 220. If necessary, at the time of such redemption, a fee may be charged from the investment operation and deducted from the redemption amount.

The real estate investment management system 100 may sell the investment beneficiary right to the second investment beneficiary investor 230 and then provide the money to the investment beneficiary investor 210, where the real estate value is 1100. The amount that can be invested by the second beneficiary investor 230 is 660. Therefore, since the concession stake provided by the residential beneficiary investor 220 is 15 before the sale of the real estate, the realization investment management system 100 should provide the investment beneficiary investor 210 in a different manner. .

Since the unrealized profit is substantially 15% of the profit 40 generated according to the investment ratio of the residential beneficiary investor 220, the alternative money is issued as a security and provided to the beneficiary investor 210 for the investment. Thus, when repurchase, the investment beneficiary investor 210 may receive cash 660 and alternative currency 15.

The amount corresponding to the alternative currency 15 may be paid to the investor in such a way that the credit balance 212 at that time is separately indicated as an alternative currency issueable amount, and the investor issues an alternative currency for that amount and actually Can be used.

In this case, the credit balance 222 of the residential beneficiary investor 220 may be settled to 425 in consideration of the content of concessions. In this case, the unrealized profit 15 settled in the credit balance 222 of the actual residential beneficiary investor 220 may be managed by the real estate investment management system as collateral of the alternative currency issued.

If the real estate value is increased afterwards, the real estate investment management system 100 may obtain additional profit from the collateral, and the beneficiary investor 210 may actually use an alternative currency that is actually available. Even in the case of the same repurchase time mismatch, the real estate investment management system 100 can be stably maintained while minimizing the dissatisfaction of the investor.

Meanwhile, the investment beneficiary investor 210 and the residential beneficiary investor 220 secure the credit balances 211 and 221 for a portion of the balance (for example, up to 70%) during the contract period (according to the contract). Even if the revenue certificate has been issued until the contract expiration), it can be issued and used in alternative currencies (161, 162).

Extending this concept, a real estate investment management system managed by a manager, the owner of a property, creates and holds a credit limit for a percentage of each investor's investment (credit balance) (for example, 70-80%). Based on the credit limit created above, the investor may pay a certain percentage (for example, 5%) of fees within the range and issue or use an alternative currency to borrow or use for credit. For example, the amount borrowed through the credit loan can be invested in other real estate through the real estate investment management system 100, and after applying for advance loan to the real estate investment management system to receive a loan, You can borrow it into your account. Investing in the said other property, the beneficiary for investment may invest in the beneficiary for investment in the same or another real estate or in the residential beneficiary; To invest in the beneficiary's right to investment.

If you use the credit loan as described above, there is no additional fee except for the issuance fee (for example, 5%). Through this, the investors can use some of their investments for other purposes even during the contract period, thereby enabling flexible management of the investment. In other words, it is possible to greatly increase the attractiveness of investments because it is possible to use the investments with a one-time fee as compared to loans secured by investments.

On the other hand, the real estate investment management system may further require a process of verifying the credit rating of the investor in order to create a credit limit of the investor. For example, if the security assets are secured in advance, such as borrowing from banknotes as collateral for the beneficiary rights, it may be impossible or limited to issue duplicate alternative currencies, reinvest real estate or loan between accounts. The investor credit check may be processed by the credit management department by exchanging information with an external credit bureau server, and may be performed when the transaction is requested.

The credit loan corresponds to the loan of funds to the investor, which can be operated for the duration of the contract, by being invested by the real estate owner, a real estate investment management system manager, in exchange for providing a share right or profit dividend of the owned property according to the contract. This credit loan is newly applied to the real estate investment management system according to the present embodiment. Since the real estate investment management system manager is the owner of the real estate, the credit loan is charged at the request of the investor. It will be possible to have a stable operating structure through operating profit while maximizing the possibility of recycling the investment.

5 to 8 show a more detailed configuration of the real estate investment management system 100 of the present invention.

As shown, the real estate investment management system 100 according to an embodiment of the present invention manages the investment by the organic relationship between the investment management unit 110, credit management unit 120 and alternative currency management unit 130, if necessary investment The information related to, information about investors and real estate, and information related to accounts and alternative currencies may be mutually identified, exchanged, and modified through the investment related database 190.

In addition, the individual investor terminal 310 may access the real estate investment management system 100 through the communication network 200 and change information capable of inquiring and changing investment information, account information, and alternative currency related information. In addition, it is possible to interwork with the merchant system 320 contracted to enable the use of the alternative currency, the user terminal 330 using the alternative currency is also through the use of alternative currency, cash refunds, earned (alternative currency By depositing into an account, you can open an account if you are not an investor if necessary).

As described above, the real estate investment management system 100 manages investment information, executes contracts, opens an investment management unit 110 that manages renewal of revenue certificates, sales and repurchases, and opens a credit account corresponding to an investor's investment. The credit management unit 120 renews the credit balance and performs credit management for linking alternative currencies, and issues an alternative currency based on the credit balance of the credit management unit 120, and uses alternative currency, exchanges of cash, and withdrawals. Alternative money management unit 130 to manage.

The investment management unit 110 is more specifically investment information provided as shown in Figure 6 (investment target real estate information, investor information, investment ratio, amount, investment type (investment beneficiary investment, residential beneficiary investment), contract period, etc.) The contract management unit 113 for generating contract information according to the present invention, and a certificate of profit for objectively guaranteeing the profit according to the amount invested by the contract by the contract management unit 113 to an investor through an external trust system, and In the contract of the profitable securities management unit 114 which manages the information, the sales management unit 115 which processes the information regarding the sale and the like, such as the change of the name at the request of an investor, and the contract management unit 113. In accordance with the process of repurchase, contract extension, etc. in connection with the credit management unit 120, and manages the trading change information according to the sales management unit 115, and the management of the revenue certificate as a result of the management And a beneficial interest management unit 112 to update the certificate of money related information 114. The

7 illustrates an example of the configuration of the credit management unit 120. As shown in FIG. 7, investment information generated or changed by the investment management unit 110 is received to generate and update an investor's credit account. First, if you open a credit account or want to cancel the account without a credit balance, open and delete the credit account 123, and renew the credit balance according to the current investment ratio and contracted dividend based on the external real estate price information. The credit balance updating unit 122, the settlement unit 124 for calculating the balance of the credit accounts of investors corresponding to the real estate according to the repurchase or sale request of the investment management unit 110, and the settlement unit 124 In order to pay for the unrealized cost, the alternative currency linking unit 125 for issuing an alternative currency through the alternative currency management unit 130 and the investment information of the investment management unit 110 or the request of an investor Accordingly, the credit balance is renewed through the credit balance renewal unit 122, and the credit balance is divided into the allowable amount of the alternative currency for the portion of the settlement due to the redemption that there is no cash to pay. Include managing accounts, managing 121.

If necessary, the credit limit for a part of the credit balance may be generated based on the credit balance of the investor through the credit balance, and the loan may be made based on the credit limit, thereby investing new real estate through the investment management unit. Alternatively, they may issue alternative currencies, lend using accounts, and conduct account transactions.

For example, the credit management unit 120 may check the credit of the investor and, if the threshold is higher than the threshold, create a credit limit based on the balance, and then issue an alternative currency on the basis of the loan. You can make an investment in real estate, and you can lend the loan to another third party's account. Each of these lending processes can charge a predetermined fee (simple account transactions can be done without fees).

When the settlement unit 124 needs to settle an investor's account, such as a redemption or a sale, the settlement unit 124 repays the loan loan in cash, account transfer, alternative currency, etc., or pays the loan loan. The account is settled with the balance deducted (ie offset). Of course, some may be repaid and some may be deducted, and the settlement (payment, deduction, etc.) may also be made in consideration of operating fees, administrative fees, trust fees, etc. incurred during settlement for repurchase or sale.

FIG. 8 illustrates an alternative currency management unit 130. As shown in FIG. 8, a portion of the credit balance of the investor under contract (for example, 70%) is secured within the credit limit generated by the credit management unit 120. As shown in FIG. The loan issuing unit 132, which receives a certain fee (for example, 5%) and issues an alternative currency, and an alternative currency without a fee for the balance provided in response to the unrealized income from the money that is refundable or the redemption. The general issuing unit 133 issuing, the cash exchange unit 134 for exchanging the alternative currency for cash with a certain fee (for example, 5%), and the alternative currency not used at the merchant, are deposited again in the credit account. (Referred) or the collection unit 135 for processing alternative currency used at the merchant, and the credit management unit 120 based on the collateral provided for settlement through the distribution of the investor credit balance or unrealized revenue Currency is made to issue, including the (in this embodiment, several alternative currency of the gift certificate) and the merchant using the alternative currency, the recovery management, voucher management unit for performing management such as the fee (131). The alternative currency includes one or more alternative means of payment of any kind that can be used and distributed in real money, including money vouchers including gift certificates, cyber money, vouchers, coupons, personal checks and vouchers. It can be and can be used in the full range of real life.

The loan issuing unit 132 issues an alternative currency from the credit management unit 120 based on the investor's credit rating (preset mortgage information) and the credit account balance with a one-time fee, which is a one-time fee. The burden is lower than that of general financial loan products, and investors can recycle their investments at a lower cost.

On the other hand, merchants that can use the alternative currency can be registered by simply opening an account with the credit management unit, and the cost is deposited into the account by providing the serial number or the like directly with the used alternative currency. . The alternative currency and cash preferably have a 1: 1 exchange rate.

The investment management unit, credit management unit, and alternative currency management unit of the real estate investment management system 100 described above may be separated, combined, and mixed in practical configuration, and the interface configuration corresponding to the investor may be configured individually or separately. It may be configured.

In addition, FIG. 9 is an example of the credit loan management unit 140 which separately divides the configuration for managing the credit loan in the credit management unit 120. Subsequently, the corresponding configuration is the account management unit 121 of the credit management unit 120. FIG. ) And the settlement unit 124.

The illustrated credit loan management unit 140 may perform a function of effectively lending an investment for owned real estate in the practice of the present invention to recycle the investment with a low fee.

First, as shown in the figure, the credit rating of the investor who applied for the loan is checked by a credit rating agency or the like to evaluate the suitability of a predetermined level of credit, and then a suitable investor credits a portion of the credit balance (for example, 70 to 80%). Credit rating management unit 141 to create a limit, credit loan issuing unit 142 for issuing a loan fee applied according to the credit limit generated by the credit rating management unit 141 with a predetermined fee, and issuing the credit loan A cash exchange unit 143 for exchanging loans issued by the unit 142 for cash with a predetermined fee, and an investment value in which the loan value is received from the investor who requested the loan or the intrinsic value (dividend) is reflected. It includes a repayment unit 144 that calculates an amount deducting the equivalent of the loan amount at the time of request (repurchase or sale).

The credit loan issuing unit 142 manages loans that are loaned based on the investor's credit level and the balance of the credit account, and the loans may be used for new real estate investment or third party account transactions.

On the other hand, the credit loan generation unit 142 or the credit rating management unit 141 may provide the credit limit previously generated to the alternative currency management unit 130 as the loan issuance limit information.

10 is an example for explaining a trading method of investment rights for investment through the investment management unit of the real estate investment management system according to an embodiment of the present invention, the investment management unit may selectively accept the corresponding function.

The illustrated investment management unit 410 is an example of the case where the investment beneficiary investor 311 divides and sells the investment amount, and the new investment beneficiary investor 312, 313, and 314 buys the credit. An investment beneficiary investor with a balance of 600, 311, sells 300 of the beneficiaries for investment, and the new beneficiary investor (312, 313, 314) purchases 100 each, and is a seller. Reissue the certificate of income of (311) and settle the credit balance, and issue a certificate of income to the beneficiary investors (312, 313, 314), the new buyers, respectively, and create a credit balance by opening a credit account. Of course, a certain fee (for example, 5% of the credit balance corresponding to the beneficiary to be sold) may be charged when the beneficiary is sold, and the settlement process may be performed.

Thus, investment beneficiary investors may sell or buy all or part of the beneficiary certificates before the end of the contract period, in which the costs of trading are different from the deeds or balances corresponding to the face value, depending on the value of the relevant deed. You may. The trading market for such an investment may be separately configured and linked with the investment management unit 410, and in some cases, the investment management unit 410 may provide such a trading function.

Meanwhile, the residential beneficiary investor 315 must invest a certain ratio of the contracted real estate, and such residential beneficiary can also be sold during the contract period. In addition, since the investment deed is guaranteed only for the investment, the investment manager 410 may generate a separate occupancy contract for occupancy. In addition, the occupancy costs of the occupancy may be partially or fully imposed on the residential beneficiary investor 315 in the name of the occupancy fee, which may include administrative fees, registration fees, property taxes, etc. on the property, which may be regularly or irregularly. May be imposed.

In addition, since the occupancy contract recognizes the occupancy and use of the real estate to the residential beneficiary investor 315, the occupancy and use of the residential beneficiary investor 315 is used as well as other housing according to the contract contents. You can also rent (rental, rent, etc.) the use of the property to the consumer. This allows you to invest in real estate for a small fee (a charter agreement) and use it to get a regular return (a rent contract). Of course, it may be necessary to consult between the real estate investment management system manager and the residential beneficiary investor 315 to re-rent the real estate.

11 is for explaining the operation of the alternative currency management unit according to an embodiment of the present invention, the part about the general merchant management or alternative currency related utilization other than the configuration necessary for the real estate investment management system is independent as a professional alternative currency system It may also be linked to the alternative currency management unit 430 included in the real estate investment management system.

The alternative currency management unit 430 basically pays the price related to the alternative currency used in the merchant in conjunction with the merchant system 370, which takes the credit balance of the issuing investor who is collateral for issuing the alternative currency. Pay the corresponding amount and settle the credit balance (which may be carried out when an alternative currency is issued).

Meanwhile, the alternative currency management unit 430 collects a certain level of fee when issuing an alternative currency with a credit balance (or credit limit) in the contract, which is a one-time occurrence, which is more burdensome than the investment security loan in the financial sector. Minor The gift certificate user 360 using the alternative currency (eg, gift certificate) may use the gift certificate at a merchant, and if necessary, create an account at the credit management unit through the alternative currency management unit 430 to freely deposit and withdraw money. You can also cash back after deducting a certain fee. The affiliated store system 370 can also be easily registered by opening an account with the credit management unit, and by transferring the alternative currency information received in cash, an alternative currency value is accumulated in the account. If necessary, you can query the availability before receiving an alternative currency.

In the case of such alternative currency, the delay in use may increase the burden on the real estate investment management system in which provision of payments is required, and it is preferable to activate the circulation of the alternative currency to maintain its value, according to an embodiment of the present invention. Alternative currency 431 may be set to lose some of its value at regular intervals. That is, the value adjustment unit is configured in the alternative currency management unit and used by the merchant within a predetermined period, so that the value loss cycle is reset when the alternative currency management unit confirms the use or is registered in the alternative currency management unit according to the donation or transfer. If the usage information is not received within a certain period of time, the value corresponding to the identifier of the alternative currency may be partially lost, thereby inducing the use of the alternative currency within a certain period of time. If it cannot be used within that time period, it can be stored again through the alternative currency management unit (deposit to credit account for investors and new account for ordinary users) to maintain value. In this case, interest may not occur. In some cases, the credit management unit may manage the credit account for the investor and the credit account for the merchant and the alternative currency user.

12 is a distributed configuration of the real estate investment management system according to an embodiment of the present invention. The illustrated configuration is a branch system 511 to 514 utilizing the functions of the central real estate investment management system 500 and the central real estate investment management system 500 or in which subsidiary or partial functions of the real estate investment management system 500 are distributed. The configuration of the connection. For the stability of such a distributed system, a private network configuration such as a virtual private network (VPN) 520 is used, and if necessary, special authentication means (biosignal recognizer, private certificate, public certificate, Secure Sockets Layer (SSL) protocol) Etc.) may be introduced.

The branch system 511 may be a system client simply accessing the central real estate investment management system 500 to view information, provide new investment information, and receive the result, and all basic functions of the real estate investment management system are provided. Or some implementation of a distributed system. This enables local networks to manage local and centralized real estate investment information for multiple locations.

In addition, the mobile communication terminal (smartphone, mobile phone, PD, netbook, notebook, tablet, mobile PC, pad-type terminal, etc.) that can access the real estate investment management system as a part of the local network configuration further includes This can be done via an Internet security connection or a dedicated application (aka mobile app), which can also be configured to allow managers and investors of real estate investment management systems to access mobile terminals in different modes. Can be. Through the use of such mobile terminals, it is possible to determine the value of real time deeds, check the balance of credit accounts, trade, request for loans, use loans, and register and use alternative currencies.

FIG. 13 is a flowchart illustrating an example of a method for managing a real estate investment according to an embodiment of the present invention, in which a real estate investment management system operator who owns a real estate, as shown, trusts a real estate investment right in a trust system to issue a certificate of profit (S10). Subsequently, the investment management unit receives investment information from a fixed ratio of residential beneficiary investors and an arbitrary ratio of investment beneficiary investors in accordance with a predetermined contract form to generate investment contract information. This may be done simultaneously or sequentially (S20).

On the basis of the investment information generated by the investment management unit, the credit management unit opens a credit account accordingly, and the investment management unit provides a profit certificate to each investor through the trust system and generates and updates the beneficiary right information (S30). .

If a sale or purchase of the deed of interest occurs during the contract period, the investment management unit receives new investment information for the distribution of securities, renews the investment contract (S45), and renews the deed and credit account accordingly (S30). Specific implementation of the securities distribution process may be carried out by the investment management department, or may be conducted through a specialized securities distribution system, and if necessary, issue fees, expenses, and loans for credit accounts corresponding to the sales income certificate. Including settlement process may be carried out.

When the investment management unit receives an investor's request (S50) to utilize a part of the investment amount during the contract period, the investment management unit requests the credit management to create a credit limit through credit and credit account balance, and the alternative currency management unit The loan issuing an alternative currency (gift certificate) to the requested amount within the credit limit (S60). The issued alternative currency may be used at a merchant or used to use various affiliate services, and may be distributed in various ways such as gift or delivery (S70). During this distribution, the alternative currency may be deposited into the credit account of the investor or another investor who has requested to be issued again, and cash may be deposited into the credit account instead of the alternative currency. Although not shown, it is also possible to issue a credit loan (fee incurred) within the credit limit, and the loan can be directly used for real estate investment, cash exchange (fee) or traded between accounts.

When the expiration of the contract expires (S80), the investors may request the repurchase or extension of the policy, and in some cases, the contract may expire only for some investors due to different contract terms. .

The investment management unit provides the repurchase information according to the maturity to the credit management unit to settle the investor's credit account for the corresponding real estate (S90). This settlement process may include investment and dividend payments on repurchases, the processing of concession shares under a dividend agreement, the processing of other fees or expenses, and the offsetting of loans or alternative currency loans borrowed within credit limits. . If necessary, depending on the redemption, the relevant deed may be sold to other investors to raise the redemption amount.

In this case, as described above, if the investment beneficiary investor requests a redemption and the residential beneficiary investor is under contract, part of the redemption amount of the investment beneficiary investor may be replaced by an alternative issuable amount by the unrealization of concessions. have.

After completing the repurchase, the investor may issue and use the balance of the credit account as an alternative currency through the alternative currency management department, and if there is a monetary amount in the credit account balance, the amount may be issued and used as an alternative currency ( S100). The alternative currency issued in this way can be used in various merchants, etc. (S110), the credit account balance can be withdrawn as necessary to clear the account (S120).

In the above described and illustrated with respect to preferred embodiments according to the present invention. However, the present invention is not limited to the above-described embodiment, and various modifications can be made by those skilled in the art without departing from the gist of the present invention attached to the claims. .

10: real estate 20: trust system
100: real estate investment management system 110: investment management
120: credit management unit 130: alternative money management unit
150: credit account 160: alternative currency
210: Beneficiary Investor 220: Residential Beneficiary Investor

Claims (18)

A property investment management system in which a property owner provides a beneficiary with investors,
Generate contract information on the occupancy rights and first dividends of investors classified as residential beneficiary investors according to the investment information provided, and generate contract information on the second dividend rate of investors classified as investment beneficiary investors. An investment management unit that manages repurchase or extension;
Create a credit account according to the investor's investment information provided through the investment management unit to provide credit balance information reflecting the real estate value obtained on the basis of external real estate quote information, and the investor's credit for the real estate in response to the repurchase request of the investment management department A credit management unit for calculating an account;
Issuing an alternative currency based on the credit account balance of the credit management unit, Real estate investment management system comprising an alternative currency management unit for managing the use and recovery of the alternative currency.
The real estate investment management system of claim 1, wherein the investment manager generates beneficiary information when generating the contract information, obtains trading information on the beneficiary right, and provides the credit management unit to request credit account settlement.
The method according to claim 1, wherein the second dividend comprises a portion of the dividend according to the investment ratio of the residential beneficiary investor, wherein the credit management unit does not realize profits because the real estate is not sold at the point of repurchase request of the investment beneficiary investor In this case, the second dividend rate is settled by paying an amount to issue an alternative currency through the alternative money management unit to the credit account of the investment beneficiary investor based on the profit generated by the residential beneficiary investment ratio. Real estate investment management system.
The real estate investment management system of claim 1, wherein the alternative currency management unit issues a portion of the balance in an alternative currency based on the investor's credit account balance before expiration of the contract.
The method according to claim 1, wherein the credit management unit generates a credit limit based on the investor's credit account balance and the investor's credit rating according to the preset criteria, within the credit limit to lend a loan at the request of the investor, The loan can be used for investment in new real estate, exchanged for cash, or loaned to another credit account through the investment management unit.
The method of claim 1, wherein the alternative currency management unit
An issuing unit for issuing an alternative currency for the credit account balance at a differential fee by using the credit account balance information of the credit management unit and the repurchase information of the investment management unit;
A cash exchange unit for generating a predetermined fee and refunding the alternative currency in cash;
The real estate investment management system, characterized in that it further comprises a recovery unit that pays for the alternative currency used in the merchant or receives the alternative currency and accumulate the credit account balance.
The method of claim 1, wherein the alternative currency management unit further comprises a value adjustment unit for periodically losing the value of the alternative currency when the use information associated with the merchant use, gift or transfer for the issued alternative currency is not received Real estate investment management system.
The real estate investment management system of claim 1, wherein the real estate investment management system is divided or overlapped with at least some functions of the real estate investment management system, and a dedicated system client which is directly connected to the real estate investment management system through a virtual private network is distributed. A property investment management system comprising a local network configuration for managing information in local and centralized form.
A real estate investment operated by a real estate owner and performing dividends according to the change in the value of the real estate based on the investment contract information on the real estate divided into a residential beneficiary investor and an investment beneficiary investor, and providing an occupancy right to the residential beneficiary investor. As a management system,
The investment management department which generates the contract information of the investor, manages the beneficiary accordingly, regards some of the dividend of the residential beneficiary investor as a concession share, adds to the dividend of the beneficiary beneficiary investor, and divides the concession share in consideration of the repurchase. Wow;
An alternative currency management unit for issuing alternative currencies that can be actually used;
Create a credit account corresponding to the investment according to the contract information provided through the investment management section, dividends according to the contract at the time of repurchase, and request issuance of an alternative currency through the alternative currency management unit during the contract with the balance of the credit account as collateral Real estate investment management system comprising a credit management unit.
The real estate investment management system according to claim 9, wherein the investment management unit updates the beneficiary information corresponding to the contract information of the investor through an external trust system.
The real estate investment management system according to claim 10, wherein the investment management unit updates the contract information and the beneficiary right information of the investor according to the beneficiary sale.
10. The method of claim 9, wherein the credit management unit performs a dividend in consideration of the concession interest when repurchase, and if the unrealized profit dividend occurs due to the impossibility of disposing of the real estate due to the mismatch of the redemption point, the credit amount is settled as an alternative currency issueable amount. Real estate investment management system.
The method of claim 9, wherein the alternative currency management unit further comprises a value adjustment unit for periodically losing the value of the alternative currency when the use information associated with the merchant use, gift or transfer for the issued alternative currency is not received Real estate investment management system.
An investment management method using a real estate investment management system in which a real estate owner provides a beneficiary with a profit.
Contract information on the second dividend rate of an investor divided into investment beneficiary investors by generating contract information on the share of the investor and the first dividend divided into residential beneficiary investors through the investment management unit that receives and manages externally provided investment information. A contract step of generating a;
A credit account providing step of opening a credit account through a credit management unit that creates a credit account according to the investment information of the investor provided through the investment management unit and providing credit balance information reflecting real estate value obtained based on external real estate market price information;
A repurchase step in which the investment manager renews the contract for repurchase or extension at the investor's request upon expiration of the contract period and, accordingly, the credit manager settles all the investor's credit accounts for the property;
And an alternative currency issuing step for enabling the issue of cash shortages in the settlement of the credit account to be issued in the alternative currency with collateral for the credit balance of the investor who is contracting when the profits due to the real estate are not realized in the repurchase step. How to manage your investment.
15. The method of claim 14, wherein after the providing of the credit account, an alternative currency is issued as collateral to the balance of the credit account, or the contracting step is executed again to enter into an investment contract for another real estate, or to borrow some of the balance to another account; Real estate investment management method further comprising the step of transferring credit transactions.
15. The method of claim 14, wherein the contract information of the contract step includes beneficiary right information, and further includes a beneficiary sale step of updating contract information and credit account information through the beneficiary sale.
15. The method of claim 14, wherein the alternative currency is to issue a portion of the credit account balance in accordance with the issuance of the alternative currency, the merchant payment management according to the use of the alternative currency, cash exchange management, fee management and the credit management department request. Property investment management method, characterized in that issued and managed by the alternative currency management.
The real estate investment management according to claim 17, wherein the alternative money management unit performs a value adjustment to periodically lose the value of the alternative money when the alternative money management unit does not receive the usage information according to the use, donation or transfer of the alternative money. Way.

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