Andy's Blog

The 3 Foot Giant... How Tall Are You? VERY Motivational

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Tue, 10 Nov 2009 14:05:47 -0600

The 3 Foot Giant... How Tall Are You?

I just got back from a full morning of appointments and was all ready to write to you about the USDA/Rural Housing loan programs and how buyers can get ZERO down financing with NO M.I.

But first I checked my email... offer on listing (print), closing confirmation for Friday (put in calendar, 1pm), email from my friend Nick: Hmmmmm.... he usually has some great insight to share for my business... let's take a look!

What I found was quite amazing, so I'm covering USDA next week, this week, I want you to meet Sean Stephenson. Author, Motivational Speaker, Therapist, and an amazing role model. If you've felt down AT ALL about where you are in life or about the hand you've been dealt, then WATCH THIS VIDEO right now.

It's about 3 minutes and might just give you a different outlook on your lot in life. Especially in real estate we've faced a few challenges over the last few years... watch the video and it might just kick you in the A$$ and start making the money you deserve again!

Don't forget to put 10pm Sunday in your schedule and turn on the Biography channel (or in my case I'll Tivo it!). Sean needs to have 300,000 people watch the show on Sunday to get picked up for more episodes. Let's get some positive stuff on TV instead of all the "who slept with who" reality TV shows out there.

Andy

p.s. if you want to get Nick's weekly business email tips, go to www.NickNanton.com and join the newsletter...

p.p.s. If the link didn't work, the video is at www.LivingAtCause.com/3fg Enjoy!

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

Lessons I've Learned...

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Wed, 04 Nov 2009 16:37:01 -0600

Lessons I've Learned...

You might have read the poem by Robert Fulghum, All I Really Need To Know I Learned In Kindergarten... You know, share everything, play fair, clean up your own mess, etc.

Well lately I've been pondering where I learned some of my childhood lessons that have made me the person that I am today and I want to share some with you (who knows...maybe you'll get some ideas!)

This may come as a surprise, but I actually am a country farm girl. No, really. My family had farmland and cattle. My first job was selling watermelons out of the back of the truck at an intersection.

My sister and I got taken on some unconventional "field trips" as kids. We went to both a slaughterhouse and a milking facility to see where our food came from (tip: if you ever raise an animal for food, name it something like T-bone or burger so you don't get too attached) and an early visit to the landfill to see where your garbage goes (if you want to see bald eagles... Go to the dump. Not very regal, but they're always there!) We also worked at charities and fundraisers for as long as I can remember (I'm great at the concession stand and to this day can make change in my head!) I've learned that by helping others you can help yourself (maybe that's why I ended up specializing in short sales and teaching others)

As I got older I worked in the family retail business. We were in an industry that had a lot of competition from mail order so I learned to buy from local merchants whenever possible...even if it costs a few dollars more. I also learned payroll, advertising and accounting when it was all done by hand... which gives me a better understanding of how it works on the computer today.

My life has not been perfect. There have been definite highs and lows and I know that there always will be... But it's what you do with the lessons you've learned that show what kind of person you are.

I hope that some of the lessons that I’ve learned and shared with you through this newsletter have made a difference… both in your real estate and your outlook on life.

Andy

p.s. Thanks Mom!

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

Proof! Bank of America IS Streamlining Short Sales... I Have PROOF!

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Mon, 26 Oct 2009 17:05:54 -0500

A few weeks ago I wrote about the NEW streamlined process on short sales at Bank of America (If you missed it, CLICK HERE) I also got lots of comments from people that just don't believe it!

Well, today it was confirmed. We had a buyer fall out on one of my approved shorts and when I contacted BofA for resubmission they sent me a note that said we had to follow the new procedure and they sent me a "brochure" as they called it.

Here's the link to see the new Bank of America Short Sale Brochure... it's so new that this appears to be a proof that the mitigator sent me!

The client/seller will now call BofA directly, give them some info, and a file will be setup on REOTrans.com for the short sale. Then you as the agent will be able to login to this online portal (if the seller authorizes you) and upload the documents needed such as HUD 1, contract, etc.

Supposedly you will be able to see status updates real time and know exactly what's going on... sounds like we're in a dream! (or a drug-induced coma!)

Can't wait to get this first one started under the new program! It can't be any worse than their old method (knock on wood!)

Anyone involved in the new process yet? I'd love to hear how it's going!

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

Instructors... Please Control Your Class!

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Wed, 21 Oct 2009 04:47:20 -0500

Please Control Your Class!

I've been leading trainings for almost 10 years now, and the longer I do, the more "Bad Andy" rears her head (in case you didn't know, Bad Andy is my Mii Avatar when I play Wii) When I first started training, I hoped that everyone liked me, I hoped everyone learned something, and I hoped that everyone would give me a good review. After the class I always went straight to the reviews and read every single one, and 99% of them could be rave reviews, but if even 1 said anything negative at all, it would send me into a funk that would sometimes last for days...

At some point, Tim & Stacy (my husband and my assistant) realized this and forbid me from even reading them. You see, they reminded me that you can NEVER please everyone all of the time, and some people were only put on this Earth to complain (sound like anyone you know? maybe in your family or in your office). Don't get me wrong, the feedback is VERY important to me and Stacy would go through them and share any suggestions and we would find a way to implement the ones that made sense, but the "bashing" ones were filed away.

I also tried to be the "neutral reporter" that just stated the facts but didn't necessarily say one view was better than the other, for fear of offending someone. All that has changed over the last few years. I do take a stand. I do voice my opinion. I HOPE someone disagrees with me... at least that means they were paying attention! (by the way, to everyone that REALLY knows me, you know that this paragraph only refers to my CLASSES, in my personal and business life I have ALWAYS been very clear on where I stand and what I believe and have never been shy to make it known)

Now that you have a reference point, I want to tell you a story. I recently attended a training myself. I actually go to quite a few seminars every year, everything from communication styles to real estate techniques to how to be a better trainer... from $free to over $6,000! And don't get me wrong... this training was great, the mindset and techniques are very in line with my business beliefs and practices, so I have nothing bad at all to say about the content. I also enjoyed the teaching style of the instructor... it was very similar to mine (stories and humor, etc.)

But all was not perfect or I wouldn't be writing this. There were a few people in the class that felt like having their own conversations in the room during class. It is very distracting to have 3 conversations fighting for attention while the instructor is speaking. We also didn't always start and end on the times that were promised. As I was sitting there, I just kept thinking to myself "wow, I hope my classes aren't like that"

So I did some soul searching on the way home and here's my vow to you:

* I will do whatever I can to start and end all classes and breaks on time. You've paid to be in my course, you deserve it.

* I will be more aware of "side conversations" going on and politely get their attention back on the training. If that does not work, I will politely talk to those parties during break. You've paid to be in my course, you deserve it.

* I will continue to update the course materials, handouts, and presentations to reflect the latest data and will strive to make even the most confusing topics understandable. You've paid to be in my course, you deserve it.

* I will always be open to constructive suggestions. I am not perfect. Bad Andy is closer, but she is not perfect either. You've paid to be in my course, you deserve it.

* I will continue to monitor the market and the changes happening to continue to bring you the latest techniques and information. You've paid to be in my course, you deserve it.

* I will never lose sight of YOUR needs. You are the reason that I train. (well, you and all of the thousands of families that I can help by helping you!). You've paid to be in my course, you deserve it.

I hope anyone that reads this that ever conducts any classes, trainings, webinars... anything, wil realize what might be happening in their own classes and be more aware.

And if you come to a future class with me... thank you for trusting me as an advisor in your business. I won't waste your time you've invested!

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

HOLY COW! Can It Be True? Bank of America Really has Streamlined Shortsales? Finally?

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Wed, 07 Oct 2009 18:04:42 -0500

I just got off the phone doing my "status calls" on my short sales... and there might be hope!

First of all, "Michael" looked up my first loan number (the one we've been working on since December) and he said "can you hold on for a minute?" then about 10 minutes later he came back and said "I had to double check because the notes didn't make sense... you've skipped phase 2 and we have investor (FannieMae) approval while you were still technically in phase 1! I've never seen that before!"

Now, I already knew we had "skipped" phase 2, but I didn't know that fannie had already come back with our approval.

This is the 2nd file since September that I've "skipped" phase 2. Don't know why or how, but I'll take it! YAYYY!

Then I gave him a new loan number... on a listing I just took. He pulled it up, obviously there was no activity in the notes, and I told him that I was just giving him the heads up that I had taken the listing. Then he proceeded to tell me that when I DO get an offer, as of last week there is a new procedure for submitting the file...

Are you sitting down?

Ready?

Fax in your contract and YOUR contact info. That's it.

Then a negotiator will send you an email with a link to the REOTrans website for your file where YOU will upload all of the other documents into their system. No more faxing into La-La land and wondering if it got there! You'll be able to see INSTANTLY that the docs were uploaded!

My husband is a loan originator and they've been using a similar system for YEARS... and it's VERY easy!

Oh, and then he also said that website is where you'll go in the future to get status updates!

Could it be?

"Michael" also mentioned that he thinks they brought in a bunch more negotiators because he's been seeing a lot of new names lately in the notes...

IT'S ABOUT TIME!!!

Anyone else having a similar experience?

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

It's the 4th quarter and you're down by 14... what do you do?

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Thu, 01 Oct 2009 09:40:48 -0500

It's the 4th quarter and you're down by 14... what do you do?

Have you ever watched a football game and one team is losing for the entire game and then in the 4th quarter they come back and win? Isn't it exciting to watch?

Well guess what... it's OUR 4th quarter. The 4th quarter of 2009!

If you've been struggling this year, here's your chance to come from behind and WIN! And if you've already been winning this year, here's your chance to run up the score and win BIG! What are YOU going to do in the 4th quarter of the real estate game? I'd love to hear your plans! Here are some ideas that I thought of:

-Master a new skill or niche: Short sales, REO, Blogging, Social Media... whatever it is you want to master, if you spend just one hour per day researching, reading, and learning... you'll have it down in no time! I've decided that I want to learn more about HUD homes. My first rehab deal I ever did was a HUD home, and I made about $14,000 profit on it... 10 years ago!!!

-Sit down and look back at the last 9 months and see what you've accomplished. But I want you to be BRUTALLY honest with yourself... did you REALLY work your business? Did you put in the time you should have? Did you go to networking meetings? Did you call your past clients? Did you do WHATEVER IT TAKES (on the right side of the law of course!)?

-Find a mentor in a niche you'd like to learn more about... John... you out there?

-Consider investing in the current market, it is DEFINITELY time to buy some of these crazy low priced houses and condos!

-Commit to a set amount of time for marketing each week, and stick to it! Whether it's blogging, social networking, or in person networking... calling past clients... getting a booth at your city arts festival... starting back up your newsletter... whatever it is, JUST DO IT!

PLEASE share your thoughts with the AR community... We'd really like to hear them (maybe I'll get some ideas too!)

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

Avalon park townhouse short sale was approved, but the buyer's mortgage wasn't! $139,900

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Tue, 29 Sep 2009 21:06:42 -0500

Need the help of my AR buddies to find a quick buyer for this one...

Today we found out that our buyer's loan was turned down... HELP!

This is a beautiful 2 story townhouse in the amazing Northwest Village of Avalon Park. 2 big bedrooms plus a loft AND an office! Awesome dark cherry cabinets with an island sink and granite countertops. Oh yeah, don't forget the rear alley access to your 2 car garage!

Call me right now for a personal showing. Open house this Sunday from 3-6pm!

2420 Formax Dr, Orlando/Avalon Park

Andy Tolbert, Broker-Associate, HD Realty, 407-842-7700 direct.

Here's a link to more info and lots of pictures! Click Here

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

Broker's Open Today(9/17) in Carmel by the Lake Condo's in Casselberry, 1-4pm

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Thu, 17 Sep 2009 09:35:06 -0500

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

Why I Think Short Sales Will Be Around For A Long, Long Time...

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Tue, 15 Sep 2009 17:46:53 -0500

Why I Think Short Sales Will Be Around For A Long, Long Time...

I get asked that question probably more than any other... "Andy, how long do you think this is going to last?" And unfortunately, you won't like the answer.

Florida Realtors sends out a daily email with news updates... I don't know if you read it or not, but I like to. It keeps me up on the happenings. In today's, they had a really good article about loan modifications and how the majority of the homeowners that get a loan mod end up re-defaulting. They also talked about how most people that get a modification actually find their payments go UP and their balance go UP! How does that help? In an economy where people believe that it is going to get worse (notice I said they BELIEVE it to be true, not that it is!), we have probably just begun to see the modification/short sale/foreclosure iceberg. Here's a few reasons why I believe this:

FIRST: We can't deny the unemployment situation, and that doesn't take into account the people that have had overtime cut, hours cut, benefits cut, and other things that will take their toll on the family budget. Most homeowners burn through their life savings to keep current on the house, and we will see them default sometime in the future when the savings run out!

SECOND: We are just now facing the "Pick-a-payment/option arm" payment adjustments. When these folks have their mortgage payment go up $1,000 or more a month... they're a default waiting to happen!

THIRD: Almost all of the loan modifications that are being done are lowering the homeowner's interest rate, but not the principal balance. Here's why that might come back to bite them & us.

If they haven't paid a mortgage payment for a while, then they also haven't paid into their escrow account. Even if their lender reduces the interest rate and lowers the payment, as soon as the escrow account gets reviewed and they find a shortage, they will increase the payment to cover the shortage... DING DING DING! Payment goes up! Maybe even higher than it was!
Many of these loan mods are a temporary interest rate reduction. So they are lowering your payment &/or interest for 2, 3, or 5 years. What happens at the end of the term? That's right, your payment goes up! The banks are trying to stick a wad of gum in the leaky dam and hoping it will fix itself. In 5 years when their payment jumps up, they'll be calling me for a short sale.
What happens if they lower the payment, but then next year they get laid off of work? Or what happens if they need to move out of the area? They're still upside down on the house (meaning they owe more than it's worth). Exactly! They call me for a short sale.

See a trend?

I'd love to get feedback, ideas, and even rants and raves from you about this situation! Let's see the comments!

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

NOT A Short Sale... 2/2 Lakefront Condo in Casselberry FL, Reduced to $99,900!

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Wed, 02 Sep 2009 21:47:31 -0500

Andy Tolbert | HD Realty Inc | 407-842-7700

Carmel Circle, Casselberry, FL

Lakefront Condo in Casselberry with an AMAZING View in a Gated Complex

2BR/2BA Condo

offered at $109,900

Year Built	1984
Sq Footage	1,137
Bedrooms	2
Bathrooms	2 full, 0 partial
Floors	4
Parking	1 Covered spaces
Lot Size	1 sqft
HOA/Maint	$410 per month

DESCRIPTION

2nd floor condo with an elevator and an AMAZING view of Lake Howell! Gated community has tennis, pool, spa, clubhouse, racquetball, and covered parking and outside storage!

see additional photos below

PROPERTY FEATURES

- Central A/C	- Central heat	- Walk-in closet
- Tile floor	- Family room	- Dining room
- Dishwasher	- Refrigerator	- Stove/Oven
- Washer	- Dryer	- Laundry area - inside
- Balcony, Deck, or Patio	- Swimming pool	- Jacuzzi/Whirlpool

COMMUNITY FEATURES

- Covered parking	- Guest parking	- Clubhouse
- Storage space(s)	- Swimming pool(s)	- Sauna/Spa
- Tennis court(s)	- Lake	- Gated property
- Elevator

ADDITIONAL PHOTOS

Lake Howell	Living/Dining/Kitchen
View from your Patio	Front of Building
Back of Building	Pool, Spa, Clubhouse

Contact info:

Andy Tolbert

HD Realty Inc

407-842-7700

For sale by agent/broker

Equal Opportunity Housing

Posted: Sep 2, 2009, 5:28am PDT

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

Short Sale Home in Apopka Florida, 3/2.5 with a garage, $79,900

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Wed, 02 Sep 2009 21:44:10 -0500

Andy Tolbert | HD Realty | 407-328-0970

1242 E Cleveland Ave, Apopka, FL

Own for less than rent... short sale!

3BR/2.5BA Single Family House

offered at $79,900

Year Built	1995
Sq Footage	1,285
Bedrooms	3
Bathrooms	2 full, 1 partial
Floors	2
Parking	1 Car garage
Lot Size	3,741 sqft
HOA/Maint	$18 per month

DESCRIPTION

Tile floors in the whole downstairs and newer carpet upstairs. This beautiful 2-story home has a fenced back yard and is landscaped very nicely. When you combine the great Apopka location and the B-I-G master bedroom, you'll know you've found your dream home at a price less than rent!

see additional photos below

PROPERTY FEATURES

- Central A/C	- Central heat	- Tile floor
- Family room	- Dining room	- Breakfast nook
- Dishwasher	- Refrigerator	- Stove/Oven
- Balcony, Deck, or Patio	- Yard

ADDITIONAL PHOTOS

Front of your new home

Contact info:

Andy Tolbert

HD Realty

407-328-0970

For sale by agent/broker

Equal Opportunity Housing

Posted: Aug 19, 2009, 6:41am PDT

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

Want Your Offers To Be Accepted The First Time? Just Follow Instructions!

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Wed, 02 Sep 2009 21:25:29 -0500

Want Your Offers To Be Accepted The First Time? Just Follow Instructions!

In today's wacky market, many listings are asking for very specific things to be included with an offer to purchase a property. This may be things such as a certain contract form, or a set amound of escrow deposit, or a certain type of loan pre-approval.

Whether you like it or hate it, the seller gets to set the parameters under which they will accept an offer and sell their house. We especially see this in bank-owned or "REO" properties as well as pre-foreclosures where the lender will need to approve the sale.

(Personally, I'm frustrated with all of the REO's that require you to PQ with them before even submitting an offer... if you have a client that keeps shopping for houses and not getting them, they may have 10 credit inquiries racked up and that can kill thier score!)

When I am selling a property, I always put in the listing that I want offers on a Far/Bar form only. This is because this is the contract that I am most familiar with and understand all of it's clauses. When an agent submits an offer on any other form, I immediately have doubts about the brain-power of an agent that can't read simple instructions, and I start to doubt whether this agent is savvy enough to get his/her buyer to the closing table or not.

Please don't be the one the listing agent is wondering about...read the listing and follow the instructions that are spelled out. If you or your buyer aren't WILLING to give what the seller is requesting, then move on to another house.

By the way, if it's your listing and the seller is asking for silly things, keep in mind that you may have a harder time finding a buyer...in this market they can just go find something else where the seller is being more reasonable! Explain to your seller why what they are requesting might be unreasonable and may even cause the property to be show to less buyers.

And if you as the listing agent are making it unusually difficult to comply with your "requirements" please consider if this is truly helping your seller or hurting them! If you are the buyer's agent, all you can do is explain the situation to your buyer and explain the pros and cons of complying and what their other options are!

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

OMG, Bank of America to take over servicing of Taylor Beans 180,000 loan portfolio

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Thu, 27 Aug 2009 22:34:56 -0500

OMG, Bank of America to take over servicing of Taylor Beans 180,000 loan portfolio

I think anyone that has dealt with BofA on ANY type of loan servicing situation in 2009 (short sale, loan mod, answering the phone...) knows that BofA does not need any more loans to deal with.

Why would the servicing portfolio of a company that has been taken over by the feds be turned over to THE company that is probably the #1 cause of all complaints in the country right now???

I just don't understand, can anyone help me understand this?

Here's the link to the Orlando Business Journal Article

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

The latest in the Countrywide/BofA short sale fiasco... "you've been randomly selected..."

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Thu, 27 Aug 2009 12:44:26 -0500

The latest in the Countrywide/BofA short sale fiasco... "you've been randomly selected..."

Yep, that's the words still ringing in my ears... We've been working on this file since DECEMBER 2nd! The home has been vacated for almost a year... this is DEFINITELY a short sale deal... C'wide/BofA has already approved and closed the identical house in the same subdivision for the SAME SELLER months ago... and yet

"Your file has been randomly selected for a new Fannie Mae program where they will review the file for a possible modification. They've sent a letter to the homeowner with some further info that they need, financials, etc. and if he doesn't respond within 30 days, they will stop working on the modification and it will get assigned back to your same negotiator."

Wwwhhhhaaattttt???!!!???

So what you're telling me is that I've been taken OUT of the short sale que so we can see if a modification is possible on a home that the seller has already abandoned?

By the way... the "letter" they sent my seller was sitting at his front door the other day when I went to check on the property... why would FedEx leave a letter at the front door of an obviously vacant house? The front doors are all glass and you can see right in that it is vacant!

I've having my seller respond to their "letter" in the negative, as in: "I don't want a $^#$%& modification! I want my #$%&^#$%@ house sold! We've been trying for 9 months, we've found you 3 different buyers, you've done 8 BPO's and 2 full appraisals on this house, and yet here we are still discussing it! Move me back into the short sale department... NOW!" ( I anticipate that he will put it more gentle when he talks to them... he's actually a very GOOD communicator, but I know that's what he'll be thinking!)

They say that might get me back in the short sale department in less than the full 30 days. we'll see.

Anyone else experienced this yet? If not... I guess I've warned you!

AAAAAAAAARRRRRRRRRGGGGGGGGGHHHHHHHHH!!!

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

I Can't... and a good story from a TV star I know

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Mon, 24 Aug 2009 11:51:14 -0500

I Can't...

Have you ever caught yourself saying those words?

I can't make it to your party...
I can't find any buyers for this house...
I can't finish a half-marathon...
I can't... I can't... I can't...

Think for a minute what you are telling your subconscious... "you might as well not even try because we already know we can't succeed anyway..."

Last night I was watching one of my "guilty pleasure" shows on TV... you know, the ones you'd never admit to your friends that you watch? Well, here's my confession. Tim & I watch "Merlin" It's the story of Merlin as a youngster, and King Arthur before he becomes King, and Camelot... (my FAVORITE movie about Arthur and Camelot is still Monty Python's Holy Grail, but "Merlin" is pretty good too!). Anyway, last night Arthur was poisoned and Merlin went to talk to the Dragon and said:
"I can't save his life!" and the Dragon quickly replied "You don't know HOW to
save his life!"

This reminded me of a quote I've heard several times in the past...

"There is no such thing as can't, only won't or don't know how to"

If you re-read the statements above and apply this idea to each of them, do you see how it changes the perspective? If you WANTED to come to the party, you'd make it happen. I know you WANT to find a buyer for your house, so it must be that you don't know how... I used to think that I couldn't do a half-marathon, but with the right training and support, I finished on my first try!

Every day we hear stories about people that have overcome seemingly unsurmountable odds to accomplish something BIG. This morning I read about a man that swam the entire length of the Amazon River, even got attacked by piranha once! (that would fall under my "don't want to" category!).

You may know that my friend Than Merrill was the guest speaker at my real estate investment meeting last week. Than is a former NFL football player (Bears & Bucs) and is the star of A&E's "Flip this House". I wanted to share an email that he sent a few weeks ago. It really got my attention when I read it, and then he talked about the same thing last week here in Orlando.

What a Super Bowl Winning Coach told me... and why I live with regret. (by Than)

"There is nothing worse than not living up to your potential."
- Tony Dungy

The first time I spoke with Tony Dungy this is what he told me. At the
time I was a 7th round draft pick who was fighting for a roster spot.

The sad part is...I didn't believe him.

10 years later I look back on that team, which went on to win a Super Bowl
the next year without me, and wonder what if?

What if...I had been willing to take more risks as a player?
What if...I had just been willing to sacrifice just a little more?

In business, like athletics, most people play it safe. Most people choose
to live a life of mediocrity instead of abundance, mainly because
they let fear control their lives.

Fear limits people...

Please don't end up asking yourself these questions years from now...

What if I had just spent a little more time investing in myself?
What if I had just applied myself a little more?
What if I had just had enough confidence in myself to follow through?

Thanks for reading! If this message helps just ONE person today, then I've done my job!
Andy

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

I Got Lucky... Again! (Don't Tell My Husband!)

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Mon, 24 Aug 2009 11:30:13 -0500

I Got Lucky... Again! (Don't Tell Tim!)

I have a short sale listing in one of those communities that has very strict guidelines on what color/size/etc. your sign panel needs to be, so I had to order a new sign panel. The sign company took so long getting it ready that I had the house pending already by the time they had it done! My office picked it up, and I noticed they had not drilled holes to hang it with, so I had to go BACK to the sign store and get holes drilled. When I told them I didn't even need the sign any more because I already have the house sold, the girl said "Boy, aren't you lucky!" to which I replied... "luck had nothing to do with it!"

I did a good job for my seller. I want the credit for that. I don't want to chalk it up to some cosmic force that my listing went under contract! Mr. Luck doesn't diligently follow up on the short sale every week. Mr. Luck didn't spend 2 hours pulling comps to come up with a true market value in a market that has undeterminable values. Mr. Luck didn't spend hours on the phone with the client answering all of their questions about the short sale process. And I don't remember Mr. Luck taking the time to upload the property to all of the different websites that I market on.

Take the credit that you deserve!!! When a customer tells you that you did a great job for them, don't say "Oh, it's nothing..." say: "Why Thank you for noticing!" and next time someone says you must be lucky, politely say "luck had nothing to do with it"

We work very hard for our customers. We go to trainings to be better at what we do. We take pride in a job well done and I KNOW you feel great when a family sits at the closing table with a huge smile on their face because YOU helped them with their home. Take the credit you deserve... we don't get enough "atta-boy's" any more in today's society, so sometimes we have to give them to ourselves!

I love to do Sudoku puzzles, where you fill in the numbers from 1-9... anyways, I think they keep my mind sharp and they're fun (and sometimes frustrating!) In my Sudoku puzzle book I'm currently working on, I realized one day that the completed pages represented a TON of brain cells all working together to solve a problem (much like our real estate business these days!) but then I realized that skill was going unrecognized and unrewarded... so now every time I finish a puzzle, I write some kind of Atta-Girl across the top, thinks like:

Yaaayyyyy!
Yippee!
Woo-Hoo!
Fastest One Ever!

And a H-U-G-E smile comes across my face as I write it.

So the next time someone in your office has a closing, stick a note in their box or on the bulletin board congratulating them for a job well done... and if nobody does that for you... write yourself a note and stick it on your computer monitor!

See you next week!

Andy

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

Watch what you say... Twitter user sued for $50,000 in real estate libel suit.

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Tue, 28 Jul 2009 19:33:57 -0500

$357 per character. That's $50,000 divided by the 140 characters that Twitter.com allows in a tweet.

Amanda Bonnen is being sued by Horizon Realty Group in Chicago over a tweet that she posted about living in a moldy apartment.

Here's my one piece of advice. Don't put it on your twitter, Facebook, MySpace, or any other page if you wouldn't want it in public records or used against you in a court case. Even if you go back and remove it later, there are still archives. In this case, in reading her other posts on the archive, she sounds like someone that just needs to complain about everything, and even if her gripe IS true, she'll be made out to the jury and judge as a troublemaker that can't ever be satisfied.

Be careful what you tweet, it may just come back and peck you!

Here's the first article

Here's the second article

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

Why Sanford Florida is a great place to live and work and buy your new home!

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Mon, 27 Jul 2009 15:44:00 -0500

Why Sanford Florida is a great place to live and work and buy your new home!

I've lived in Sanford since 1995, and have had my office here for about 3-4 years now, and I love it!

Like to network and help out the community? Sanford has a very active Chamber of Commerce as well as 2 active Rotary chapters. There is also a monthly event downtown called "Alive after 5" which is always a ton of fun and you can meet some great local businesses.

Love a peaceful afternoon stroll? Come on down to the Sanford marina and stroll past the boats then take a walk up to 1st street which is the main drag through downtown Sanford then stop for a bite to eat at Angelo's pizza or the Willow Tree if you like authentic German food. Or go really wild and go out for a cruise on the Rivership Romance that leaves right from downtown.

What about living here? There's everything you could possibly want... fine dining as well as every major chain is right around the Seminole Town Center Mall. Shopping is great with Target, WalMart, and the Town Center housing your every need.

Schools? Go check out the stats for yourself, I think you'll be surprised!

Culture and Activities? We've got the Helen Stairs Theater, the Zoo (with their new adventure/zip line ZoomAir), plenty of state and county parks, bicycle trails, and of course the St Johns River and Lake Monroe. You'll never get bored!

Neighborhoods? Sanford houses some award winning communities such as Lake Forest as well as some hidden gems such as Wilson Place, St Johns River Estates, and of course our beautiful Downtown Historic Sanford.

If you haven't been to Sanford lately, give it another look. If you're ready to buy a home and get the benefit of the $8,000 tax rebate, put Sanford Florida on your list as a great place to live!

Andy Tolbert is a Broker-Associate with HD Realty in Seminole County Florida. She specializes in helping buyers find their dream home and purchase with minimum hassle. She also helps homeowners sell their properties including short sales. She can be reached at 407-842-7700.

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

New Home Sales up 11%! Highest Increase in 8 years! Woo-Hoo!

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Mon, 27 Jul 2009 10:25:27 -0500

New Home Sales up 11%! Highest Increase in 8 years! Woo-Hoo!

Top story on www.Bloomberg.com today is the monumental increase in new home sales, up 11%!

I know most of us don't deal with new homes, but it shows some hope that we've hit bottom at least.

One thing with new homes, though. They've been selling basically at cost just to keep the crews working and the doors open, so that artificially low price has maybe artificially driven the sales. I spoke with an agent over in Daytona Beach on Friday that said a new construction home her client has been looking at has had 2 price increases in the last 2 weeks!

Let us dwell on the positive message this is sending... it will also tell the rest of America that if they've been waiting for the bottom... IT'S HERE!

Click Here to read the Bloomberg story.

If you'd like to subscribe to Andy's e-newsletter, visit www.AndyTolbert.com

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

2 Acres in Equestrian Community in Sanford Florida, Seminole County

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Fri, 24 Jul 2009 14:43:42 -0500

2 Acres in Equestrian Community in Sanford Florida, Seminole County

Beautiful equestrian planned community of Sanford Trails Estates is ready for your dream home and barn.

Giddy-Up!

The entire perimeter of the community is an equestrian easement so you'll always have a place to walk your cool-downs.

Seminole County Florida and it's County Seat, Sanford Florida, is a great place to live. Consistenly topping every list of best places to live and boasting a GREAT school system and beatiful parks, Seminole County will soon be a place you're proud to call home. This lot is "in the country" but is just down the road from Downtown Sanford with it's marina on the St Johns River, antique shops, and fabulous restaurants.

Want to ride? There are several parks in Seminole County and the surrounding area that allow horses.

Fire-hydrant is right at the corner of your lot, so insurance will be low.

This property is listed as a short sale, so bring your buyers and let's make a deal!

Listed at just $89,000

Drive by 1261 Thoroughbred Trail and then call Andy Tolbert at HD Realty for more info!

Direct: 407-842-7700

Click Here for a map to the area.

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

Bank of America Short Sale in 7 days? Could it Be True?

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Fri, 24 Jul 2009 12:52:48 -0500

I read a really interesting article today in the Washington Post. It has some very interesting stats on short sales.

Did you know that 60% of APPROVED short sales don't close?
Did you know you can't "bribe" a lender to work on your file faster?
would you believe Bank of America is supposedly rolling out a program next month to approve short sales in 7 days?!?

I'll just sit here (on hold with Bank of America) and hold my breath.

Here's a link to the article, it's a good read!

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

Just Released: Twitter for Business Report

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Thu, 23 Jul 2009 21:15:05 -0500

I think by now everyone has HEARD of Twitter, many have joined, but few know what to do with it. So how do you solidify your place on the web when people don't know how to use your product? Easy! Release a how-to guide!

Twitter has just released a report called "Twitter 101 for Business" including lingo, best practices, and case studies.

We've been hearing a lot about twitter and other social networking sites... maybe this is just what we needed to get a better grasp on how to use it!

Ready to find out how to use twitter in your real estate business? Click Here for the report!

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

Gated Lakefront Carmel Condo in Casselberry Florida

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Thu, 23 Jul 2009 09:17:57 -0500

Gated Lakefront Carmel Condo in Casselberry Florida is a rare find. 1162 Carmel Circle is a large 2 bedroom 2 bath with a glass Florida room with an amazing direct view of Lake Howell and the dock area. Great view from the second floor, and right by the elevator for easy access!

Carmel by the Lake is just off of State Rd 436 in Casselberry Florida. It is conveniently located to employers, highways, dining, and shopping, in fact, WalMart is right across the street!

The gated condo community of Carmel by the Lake features a pool and spa, clubhouse, tennis and racquetball courts, covered parking and storage, dock, and community boat ramp to ski or fish in Lake Howell.

This unit was just replumbed and the building recently was re-roofed.

A Little bit of paint and elbow grease and this will be the nicest unit in all of Carmel by the Lake Condos. Your Casselberry neighbors will be jealous!

To see the online flyer and the beautiful photos of Carmel by the Lake on Lake Howell, Click Here

For more info, call Andy Tolbert at HD Realty direct at 407-842-7700

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

Social Media: Fans, Tweeps and tinyurl's

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Wed, 22 Jul 2009 09:52:26 -0500

Social Media: Fans, Tweeps and tinyurl's

I've really become quite fascinated with "Social Networking" and I've been learning everything I possibly can. I think I'm going to schedule a webinar for you to show you some of the great (and free) ways to use these tools to grow your business, but today I just wanted to give you a quick crash-course/to-do list so you're ready before the webinar.

First: Go to twitter.com and register, preferably with your name. That way your link will be www.twitter.com/yourname. Upload your picture, put the link back to your page, write a short 1 sentence bio. that's it. you're done. Now go find some of your friends and colleagues that are already on twitter and start following them. Ok, that's it for twitter right now.

Second: go to facebook.com and register, preferably with your name. Upload your picture and fill out the bio information that you want. Right off the bat, you might want to join some "groups" such as your college alumni association, or your local Realtor association. Search for friends and colleagues that are already on facebook and invite them to be your friend. You can also send a friend invitation to people NOT already on facebook, but be careful, if you invite your whole contacts list and someone replies to facebook that they don't know you, you might be banned or your account restricted (by the way, thanks to whoever said that they didn't know me after I invited them!)

Third: go to YouTube.com and register. You'll see why later. For now, just do it.

More to follow on what to DO with all of these places!

Andy

p.s. If you'd like to get my weekly e-zine with great tips and stories to further your real estate career, go to http://www.AndyTolbert.com and give me your email address!

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com

FHA Purchase Updates and Tips to a Smooth Closing Process

Foreclosure Specialist Andy Tolbert (HD Realty/Compass Real Estate Seminars) — Wed, 08 Jul 2009 17:40:51 -0500

It’s been about a year since I shared some of the FHA changes with you, and there have been more changes, so I figured I’d update you!

• 3.5% down payment. Can come from savings, gift from a relative, employer or union, or a grant from a non-profit. (used to be 3%, and I still hear a lot of agents talking about 3%... it changed January 1, 2009)

• There is talk of some new programs that will advance loan them the $8,000 tax rebate, however it is not clear whether it will be allowed to count towards the 3.5% down. It will also be a very short window to use it before 12/01/09.

• "Seller Gift Charities" are still NOT OK for now. This is where the seller "gifts" 4% to a charity which in turn "grants" 3% to your buyer (Nehemiah, etc.)

• Who pays closing costs is now completely negotiable between buyer and seller except the $75-100 tax service that must be paid by seller (this is addressed in the FHA/VA Addendum to contract, see below)

• Property is no longer scrutinized under a microscope. Major health and safety issues will need to be repaired, but most cosmetic and minor issues will be ok to close, usually boils down to what the appraiser puts on the appraisal.

• Appraisals are NOT covered under the new HVCC appraisal system… your loan officer will be able to order their own appraisal (with some lender exceptions)

• No more mandatory well, septic, and flat roof inspections

• They've made the 203k Rehab loan easier to work with, so your buyer can roll repairs into their purchase loan. (ask your loan officer about the 203k “streamline” where you don’t need the engineer reports and inspections, up to $35,000, no structural repairs allowed)

• FHA has no minimum credit score requirement; however most lenders are requiring a 620 or higher. No score is OK too (must build alternate credit)

• 2 years out of bankruptcy, 3 years out of foreclosure (exceptions in rare circumstances)

• Loan limits: Standard is $271,050

o Central FL = $353,750

o Sarasota = 442,500

o St Lucie = 375,000

o Tampa area = 292,500

o Jacksonville = 387,500

o Melbourne = 291,250

o Complete list can be found at: www.Hud.gov

• Condos MAY be spot approved as long as it is under 50% rental occupied.

And here’s a few tips to make your FHA offers and contracts fly through the process:

• Make sure your buyer is pre-approved before you start showing them homes. Your lender should be able to run them through the automated underwriting system and get an answer within 15 minutes. This will make sure you’re not wasting your time or your client’s and your loan officer will also be able to tell you if you need to ask for the seller to pay closing costs and how much.

• When asking for closing costs, you can either ask for a percentage (ex. “up to x% of purchase price”) or a flat amount. Make sure you word it correctly to cover closing costs AND/OR prepaid items otherwise your client might not get full credit. By the way, 6% is the maximum seller contribution. Here’s a sample that you can use:

o Seller to contribute $4,000 towards buyers closing costs and/or prepaid items.

• Have the clients AND YOU sign the FHA/VA addendum right up front (there’s a place on it for both the listing agent and the selling agent to sign and date). There are many different versions of the form floating around, the correct one should have 2 sections:

o FHA Amendatory Clause:

 A section that says the appraisal must come in at least at the purchase price (fill in the blank with the purchase price)

o Real Estate Certification:

 “Certification” that all parties certify that this is the true and correct contract. It is estimated that 35% or more of all loans closed this year will be FHA, so it is absolutely CRITICAL that you know how to handle them as a real estate professional.

I get my up to date info by being married to a mortgage guy with over 10 years experience, so I get to hear all of his rantings when a realtor gives him a piece of garbage contract to work on with missing addendums and all kinds of problems. Hope you can use it! (or share it with someone in your office that can... you know who I'm talking about!)

Andy

p.s. If you'ld like to subscribe to my weekly e-zine, go to www.AndyTolbert.com

RESOURCES:

For Real Estate Agents: Subscribe to my weekly e-zine at www.AndyTolbert.com

For Homeowners: BeforeYouShortSale.com and SeminoleCountyForeclosureBlog.com

For Investors: IRCFlorida.com