Monday, March 5, 2012

Main Question of The Day!!

Answers to all Your Questions about Short Sales!!!

The real estate "short sale" can be a useful and very powerful
technique for turning "no equity" deals into big profits. In a short
sale, you negotiate with the bank holding the mortgage and get it to accept *less* than what the seller owes.

When investors find out I specialize in real estate short sales, they
always have so many questions. Here are the answers to some of the
most common. Hopefully, they'll give you a better understanding of a
short sale and how to do one.



Why do banks short sale?

Here are the most common reasons banks will agree to a short sale:

The mortgage is in arrears or foreclosure.

The property is in poor condition.

The homeowner has hardships and cannot afford the payments.

New homes in the area are being chosen over existing homes.

The area or neighborhood has depreciated in value.

The bank's shareholders are concerned when there are too many
defaulting loans on the books.


Some banks are required to prove a loss each month. Let's help them out!

Some banks are required to have an amount equal to or up to six times
the retail value of each REO "on hand" ? ouch, that hurts!

An REO is a liability, not asset. Too many liabilities will cause any
business to go under if not dealt with quickly.

Can I short sale a nice property?

Absolutely! As you can see, banks short sale for many reasons other

than the poor condition of the property.

What are the steps to a successful short sale?
Find a property owner in distress.

Put a deal together with the homeowner.

Have the homeowner sign an authorization to release form.

Fill out a sales contract for the amount you want to offer the bank
and have the homeowner sign it.

Call the Loss Mitigation department at the bank.

Fax them your offer along with the following:

Your cover letter explaining why you can't offer full price.

The sales contract.

Justifying comps of the area.

Pictures, if you have them.

A net sheet or closing statement (a sheet that shows the bank exactly
how much they will net after closing costs, taxes, etc. are paid).

A hardship letter from the homeowner that mentions the dreaded
word...bankruptcy.

Estimated list and cost of repairs, using retail repair prices that
the normal homeowner would pay for these items.



What happens to the homeowners credit?
When you negotiate a successful short sale, keep in mind that the
agreed upon price is payment in full. However, the homeowners may
still owe the difference between the mortgage balance and the
discounted amount via a "deficiency judgment."

If granted, this judgment will affect the homeowners and their credit
report just as any other judgment. You must get the bank to agree to
accept "payment in full without pursuit of any deficiency judgment."

In addition, you need to explain to the homeowners that the discounted
amount (the difference between the mortgage balance and the short
sale) may be declared as income on their income tax return by means of
a "1099."

The homeowners should speak with their accountant for advice. Since
the homeowners have been in such duress and probably haven't made much
income, a 1099 may not adversely affect them.

I hope this sheds some light on short sales. As you know, nine out of
ten deals have no equity. To be successful in this business, trends
call for you to be a short sale expert.


For any questions, please comment below. For investment services, leave a message at 314-246-9484 ror you can email at dhibb99@gmail.com


Friday, March 2, 2012

Fact Friday!!!

Cash Vs.Equity!!!

People spend cash on real estate for a variety of reasons. Probably the most common reason for spending any cash at all is that the bank making a new mortgage on the property requires a cash down payment or it won't approve the mortgage.

Some people make the biggest cash down payment they can to keep their monthly mortgage payments lower. Others try to pay with as much cash as possible because they don't want to pay interest on borrowed money. And some folks, especially those who remember the Great Depression, prefer to own their property free and clear of any debt.

However, what most cash-paying real estate buyers don't realize is this: Equity in real estate and cash are not the same thing. There is a fundamental difference between the two. While cash goes into the equity market at full value, equity comes back out into the cash market at a discount. Equity is not a liquid commodity and does not move very quickly. Cash is absolutely liquid. It is important to understand this difference.

To illustrate this dynamic difference, let's assume we have $100,000 in cash to buy a piece of property. We find a well-priced home for that amount. We pay cash for it, close escrow and it's ours free and clear. Now, can we break off a piece of the roof and buy groceries with it? Can we take the front door and use it to pay our doctor bill? The answer is "no" because cash is not the same as equity.

We've converted our cash from the cash marketplace, at full value, into $100,000 worth of equity in the real estate market. Soon after the purchase, however, a financial emergency arises. Having no other cash in reserve, we must convert our equity back into cash immediately. We have to sell the property today.

To convert our equity into immediate cash, we need a buyer for the property right now. Finding a buyer willing to pay full cash value for the equity might reasonably take 60 days to six months. Add to that another 30 to 60 days to close the transaction and, when we total it up, it's going to take a long time. And that's if everything goes smoothly.

But we need immediate cash not maybe in six months. To get immediate cash, there are two options available to us. First, if we structure the offer attractively enough, someone will buy our property today. The most obvious way to do that is to reduce the price to an amount that no serious buyer could refuse.

Depending upon the stability of the real estate market, that could mean discounting the price by as much as 35 to 50 percent. That's 50 to 65 cents on the dollar! Now, would you take your dollar bills to the bank and trade them in for the same number of fifty-cent pieces? Would you trade in 1,000 dollar bills for $650? Most likely, you would not. Yet, that's the price we have to pay to convert our equity into cash right now.

Our other option is to refinance the property. We can refinance and get some of our cash out that way. Here again, the full $100,000 equity will not be converted into the same amount of cash.

If you have excellent credit, you may be able to borrow as much as $80,000 against the property. If you have less than excellent credit or poor credit, you won't get a mortgage for anywhere near $80,000. If your credit is really bad, banks won't loan you a dime on your property.

In both instances, we are faced with the same problem. Everyone agrees the equity in the property is worth $100,000. To convert it to cash, though, we must discount that equity.

Now that you understand the difference between cash and equity, you should always think twice before you exchange very much of your liquid cash for real estate equity. Knowledgeable investors use a variety of creative methods to overcome this dilemma.

For any questions, please comment below. For investment services, leave a message at 314-246-9484 ror you can email at dhibb99@gmail.com

Thursday, March 1, 2012

Tip of the Day Thursday!

Home Repair : How to Replace Cracked Tile



Hey everyone! I know you have had issues with cracked tile that you didn't know how to replace! Today you will learn!


Check out this video. Will teach you step by step.

http://www.youtube.com/watch?v=4Tp50Mno1Zk&feature=youtube_gdata_player

Wednesday, February 29, 2012

WHAT YOU NEED TO KNOW WEDNESDAY!!



Hey Friends,


The blog today, I borrowed off of Robert Kioyasaki from the great series of Rich Dad Poor Dad book! It puts a lot into perspective on Why some folks make more money than others.

Enjoy your read!





Why Some People Are Richer Than Others

by Robert Kiyosaki


I was speaking on financial intelligence a while back to a group of university professors in Singapore. At the end of the talk, one of the professors asked me:

"Where did you learn about business and why do some people make more money than others?"

Responding to the first half of his question, I referred to my book Rich Dad Poor Dad and explained to him that I had a father who was just like him, a respected and highly intelligent career educator. My other dad, my best friend's father, who also spent many years raising me, was a school dropout, but was a natural financial genius. My business education came from him.

Thinking rationally vs. thinking emotionally

To the second half of this question I replied: "The best business
school I attended was Vietnam. In Vietnam I learned what I believe to be my most important life skill."

"And what is that?" the professor asked.

"To know if I am thinking rationally or emotionally," I replied. "While in combat, l learned to be a master of my emotions and to think clearly, even under extreme pressure."

I went on to tell him of a day in 1972 when the engine of my helicopter gun ship suddenly quit. There was a loud bang and then deathly silence followed by the most horrible of sinking feelings. We were falling out of the sky like a huge rock. Every part of me was screaming, "Pull back on the stick and add power." But my three years of pilot training had taught me to think rationally and override my emotions. Instead of pulling the nose of the aircraft up, I pushed the nose of the aircraft down and dove the aircraft straight for the ocean below me.

To this day, my mind is burned with the vision of the deep green
ocean coming up at me at blinding speed. As we faced what appeared to be our certain death. If I had done what I felt like doing, which was pull the nose up, I would have died that day, taking four other people with me.

Most people live in fear of losing money "And how has being the master of your emotions been important to your success?" the professor inquired with even greater curiosity.


Wanting to stay in his world, I replied using his frame of reality, "Have you ever had very smart students with great grades go out into the world and not do well financially or professionally?"


The professor nodded.


"When it comes to money," I replied, "it is the emotion of fear that keeps most people poor. Most people live in fear of losing money or risking money so they say things like 'play it safe' or 'don't take risks.'"

The professor immediately interjected, "Are you saying be careless? Live dangerously?"

"No," I replied. "all I am saying is that you need to know when you are thinking emotionally and when you are thinking rationally. When you are emotional, thinking rationally is often the hardest thing to do.

"Money, sex, religion, and politics are emotional subjects. So when it comes to those subjects, most people are not thinking rationally. When it comes to money most people are so afraid of losing that they wind up losing. That is not too intelligent."


The professor was beginning to nod his head.

I continued on, "Another example of emotional thinking versus rational thinking is when someone says, 'I don't feel like doing it.' Many people are not successful because they let their feelings do the thinking for them. "


For example, every morning I get up and say, 'I feel like going to
the gym,' but hopefully my rational mind overrides my emotional mind and sags. 'Come on, one hour, and it's over.' If my rational mind wins I ride my bicycle to the gym, and if my emotional mind wins, I snuggle up in bed for another hour."

How you respond to fear makes the difference "And to you, that is the primary difference between successful people and unsuccessful people?" asked the professor.

I nodded my head.


"When it comes to money, I am often going in when
most people are getting out. Or I take risks, while the masses are playing it safe.

"I feel the same fears they do, I just use my mind differently. That ability to do what is necessary, in spite of my feelings screaming at me to do otherwise, is the single most important life skill I have learned."

"But aren't you afraid?" asked the professor.

"Yes." I replied strongly. "I have the same fear as everyone else. It's how we respond to that fear that makes the difference. As I said, most people would have pulled back on the stick when the engine died, and l was trained to push the nose forward.

"The same thing happens financially. People pull back, play it safe, terrified of making a mistake, while life's opportunities pass them by."


The professor seemed to be understanding so I kept going.

"There is another aspect of fear that also causes people to lose money, and that is the fear of ostracism, reportedly the number one fear of most humans."



"Why the fear of ostracism?" asked the professor.


"Ostracism is the fear of being different, or standing alone, or being ridiculed by peers. That fear causes people to conform rather than risk being different. In Australia it's called the 'Tall Poppy Syndrome.' In investor language, the fear of ostracism leads to the 'thundering herd' mentality.

"The fear of being different causes people to band together, so they wait for social proof that what they are doing is right. It is also called the 'madness of the crowd.'

"So they enter markets late, buy what their friends are buying, and get slaughtered. After an experience like that, they spend the rest of their lives living in perpetual fear, continuing to go along with the rest of the crowd that is not going anywhere financially."

"So how does that affect financial intelligence?" asked the professor.


"Financial intelligence is a 50/50 proposition." I began to summarize
slowly. "50% of financial intelligence is what you learn in business school, or in my case what I learned from my rich dad. It is the so-called technical knowledge about money, accounting, finance, investing, and business.


"The other 50% of financial intelligence is knowing when you are thinking rationally and when you are thinking emotionally. To simply say, 'play it safe' is not a rational thought because it is a thought that is generated out of emotion. To say, 'play it smart' is a thought coming from the rational brain. It is that 50/50 relationship that is the basis of financial intelligence, and to answer your original question, why some people make more money than others."

For any questions, please comment below. For investment services, leave a message at 314-246-9484 ror you can email at dhibb99@gmail.com

Monday, February 27, 2012

Monday Main question of the day!!!!

Should I become a full time real estate investor?

Many self-acclaimed real estate gurus state that everyone should quit their jobs and immediately jump into real estate investing full time. They often claim incredible results from students with little experience.






Life-changing decisions are not usually that simple, and full-time investing is not for everyone. Let's discuss some pros and cons of full-time versus part-time investing.

The full-time investor
Investing in real estate on a full-time basis offers several advantages over a part-time commitment. Being successful requires you to develop knowledge in many aspects of real estate, and more time focused on real estate leads to greater knowledge.
The more your learn, the more you earn, since you do not need to rely on as many professional services or partners for help. You also learn to recognize a deal (or a dud) faster, which gives you more time to do more business or spend with your family.

As a full-time investor, you work your own hours. When we say "full-time," that may mean as little as twenty hours per week if you are good at finding deals. The rest of your time can be spent pursuing other vocations or hobbies.

Or, if you are so inspired, you can work forty or more hours and use the extra cash flow to buy rental properties or diversify your holdings in the stock market. The point is that you need to satisfy your cash flow needs before you can start "investing" your money.

One final point you should consider is whether you want to be "self-employed." If you have always worked for someone else, being your own boss sounds very attractive.




In some, respects, this isn't quite the truth. Being your own boss means being an accountant, bookkeeper, stock clerk, receptionist, and office manager all in one.

You have to do deal with tax returns, payroll, office supplies, customer service, bills, and all the other hassles that come with a business. You don't have friends to chat with at the water cooler. You don't have paid health insurance, a company car, and a 401(k). You take your problems home with you every night.

Sound like fun? It is--once you learn how to master your time and run your business. Being the master of your own life and career is well worth the other hassles of dealing with your own business.

The part-time investor


The part-time investor holds a "regular job." This may be by choice or for the time being until his real estate ventures are bringing in enough cash to quit his job. If it is the latter, don't quit your job because the real estate "guru" told you so. Quit your job when it is not worth the income that it brings you.

In other words, if you are making more money per hour flipping houses on the side, you are at the point that where your regular job is costing you money. Only then, is it time to quit!



One of the advantages of starting out part time is that you can maintain cash flow while learning the business. It may take weeks or possibly months to find your first deal. That same deal may take several months to turn around, especially if you decide to fix it and sell it retail.

Think twice before telling your boss you're leaving. You will have plenty of time to make the career switch once you have real estate experience. You may, on the other hand, like your occupation. If so, continue to work at it and invest in real estate on the side.



The best case scenario (if you are married) is to have one spouse work a regular job. The other spouse works the real estate business for creating wealth, retirement income, and a nice college fund for the children.


Of course, in today's market, you could be laid off due to unforeseen circumstances. If you earn additional income flipping houses and invest the proceeds into rental properties, you will be covered if your main income is lost.

This is especially the case for married women who often forego a career and raise a family only to find themselves divorced with no means of making a living. I don't want to sound cynical about marriage, but with a fifty-percent divorce rate in America, it never hurts to have a system for making money.

Someone with a full-time job tends to have little free time to focus on real estate. A part-timer should learn most of the same skills as a full-timer. Thus, the key disadvantage to flipping houses on a part-time basis is that it takes sacrifice to learn the business. Something has to give. Television, lazy weekends, meaningless hobbies, and even some family activities must be compromised.

As with any education, time spent learning about real estate will bring its own rewards, especially if the people in your life understand your goals and your plan to achieve them. If you are married, make sure your spouse reads this material with you and participates in the fun process of making money.

Treat real estate as a business
People are lured to real estate because of the quick buck it promises. Don't hold your breath; you won't get rich quick. An "overnight sensation" usually takes about five years. More than ninety percent of the people who take a real estate seminar quit after three months.

Real estate investing should be treated with the seriousness of a career. It takes months, even years for a business to cultivate customers and have a life of its own. You need to treat it like any other business.

For any questions, please comment below. For investment services, leave a message at 314-246-9484 ror you can email at dhibb99@gmail.com

Friday, February 24, 2012

Facts Friday!!!


Do you Still owe The Bank After Foreclosure?!?! Education from the agent to the homeowner

Do the homeowners still owe the bank money after a real estate foreclosure? That is a good question. When you negotiate a successful short sale, keep in mind that the agreed upon price is payment in full.


However, the homeowners may still owe the difference between the mortgage balance and the discounted amount as a result a "deficiency judgment." If granted, this judgment will affect the homeowners and their credit report just as any other judgment.

You must get the bank to accept "payment in full without pursuit of any deficiency judgment." You need to explain to them that the discounted amount (the difference between the mortgage balance and the short sale) may be declared as income on their income tax return by means of a "1099."

Since the homeowners have been under such extreme duress and probably haven't made much income, a 1099 may not adversely affect them. They can speak with an accountant for advice.


What is a 1099?


The 1099 is given to the homeowners as a result of income they've received. For example, if the bank is owed $100,000 and agrees to accept $65,000 on a short sale, they actually made $35,000 (the short sale amount) and can receive a 1099 for that amount.

You must explain this to your homeowners when discussing a short sale and advise them to speak with an accountant as to how a 1099 might affect them.

For any questions, please comment below. For investment services, leave a message at 314-246-9484 or you can email at dhibb99@gmail.com