Home Buyer Alternatives

What can we do RIGHT NOW THAT WOULD earn your business?

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Wed, 30 Nov 2011 15:15:03 -0800

What can we do RIGHT NOW THAT WOULD earn your business for Family Abstract Inc?

I have been in the Title Insurance business for nearly 27 years, always thinking outside the box, sometimes throwing out the box altogether. For me, if we can keep 20 families employed by adding something remarkable that we have missed or others are doing, I want to know about it.

Realtors and Mortgage Lenders Can you help me out?

If you could have your title company do anything, what would it be?

What has your title company done for you that simply blew you away?

Besides money, cars, tickets and bribes, what gets a title guy the next deal?

What do you wish your title company would do for you?

Name it... I want to learn!

What can we do RIGHT NOW THAT WOULD earn your business?

We enjoy a staff of nearly 20 people and by extension we are responsible for their families. They seem to work 25 hours a day and 8 days a week. We are surely thrilled to have the best and most dedicated staff that I have seen assembled in our industry.

Knock on wood, we have an exemplary claims history, our Policies go out the door within 30 days of recordation, we 3 way triple reconcile everyday!

So Far.... So Good!

In 27 years we have mastered the 24-48 hour turnaround time for a refinance, 5 days for a purchase, we have closed loans everywhere from Pennsylvania to Portugal on everything from an office conference table to a hood of a car in the middle of the turnpike. We accommodate closings day and night, weekends and holidays, I am affectionately known as "The Doctor On Call" until all settlements are completed for the day. We get all the mortgage payoffs, we get all the tax, water and sewer figures, we identify and get all judgment payoffs, we prepare pre-huds all day long, instantly, we service the multiple of clients we serve with individuality, respect, ethics and commitment.

Knock on wood, we have an exemplary claims history, our Policies go out the door within 30 days of recordation, we 3 way triple reconcile everyday!

We are stuck, I need your help, Name it, I want to learn!

We have sponsored outings, websites, open houses, Market Leader and Top Producer, we are on agent websites, we are available for seminars, webinars, drinks and happy hours!

We have and remain part of Controlled Business Arrangements (ABA's), we have and remain part of marketing agreements as well as Joint Ventures (JV's) and any other 2/3 or 4 letter variation of legal profit sharing that our industry has devised. This model is rampant on the East Coast especially in the Philly, NJ and NY arena.

Our clients are really home buyers however the Realtor community in our area has a virtual stranglehold on the home buyers as 98% of the Brokerage shops own or have a partnership in place with a title agency. Since title is not a "Household" word it is extremely easy to have the Realtor simply suggest the "in-house" agency to a home-buyer and ostensibly take every other title agency, including ours, out of the game!

What can we do RIGHT NOW THAT WOULD earn your business?

Family Abstract, Inc. has been a licensed agent of 3 out of the 4 major underwriters in the country for the last 10 years and my partner and I at Family Abstract spent 17 years together at my brothers title agency prior to his passing, for a total of 27 years in the business of Title Insurance. We say yes, we understand Business risk verse title risk. We must hear 4 "You can't insure that" until we acquiesce to the fact and cancel a deal.

We are stuck, I need your help, Name it, I want to learn!

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What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

New York City Taxi Cab

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Fri, 25 Nov 2011 10:38:03 -0800

A drunk woman, stark naked, jumped into a taxi in New York City. The taxi driver, who happened to be an old Jewish man, opened his eyes wide and stared at the woman. He made no attempt to start the cab.

She said to him, "What's wrong with you honey? Haven't you ever seen a naked woman before?"

The old man said "Lady, I'm not staring at you, I am telling you, det vould not be proper vair I come from".

She said, "Well, if you're not staring at my chest sweetie, what are you doing then?"

He said, "Vell, I am looking and I'm looking, and I am tinking to myself, vair in da hell is dis lady keeping de money to pay for dis ride."

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What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

Thanksgiving... Italian Style

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Wed, 23 Nov 2011 10:38:59 -0800

When I was a kid growing up, Thanksgiving was a day to reflect on what we had to be thankful for and to see my family together.

After this peaceful moment, of no one screaming at each other, it was time to eat! ANDIAMO!

Now Italians do it all little bit different than the rest, but what else is new.

First we start with:

ANTIPASTO then LASAGNA or

MANICOTTI (depending on what you had last year) with

MEAT IN THE GRAVY, then SOUP

Now we get to the Meal:

TURKEY, STUFFING, ROASTED POTATOES

BROCCOLI RABE, and / or ESCAROLE

ROASTED RED PEPPERS, SAUTEED MUSHROOMS

SAUTEED STRINGBEANS (picked from the vine in the backyard garden)

THE BREAD (that Nona made)

and GOD FORBID YOU FORGET THE SALAD!!!

(picked from the backyard garden with homemade wine vinegar)

To wash it all down, we had:

HOMEMADE WINE, and 7 UP (IN THE GLASS BOTTLE)

Then after the men had a 2 hour nap and the woman cleaned all the dishes, we had:

CHESTNUTS, MIXED NUTS, FRESH FRUIT, DRIED FIGS and FINOCCHIO

Then we started the dessert:

ITALIAN COOKIES, SFOGLIATELLE, CANNOLIS’

and ITALIAN PASTRY (just in case we missed something)

During this feast we enjoyed a nice EXPRESSO with

MARIE BRIZARD ANISETTE or ROMANA SAMBUCA

Then after that we needed a little something for DIGESTIVO

We went straight for the BRIOSCHI!!!

HAPPY THANKSGIVING TO ALL MY PAISANI

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What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

Here are the official rules of Thanksgiving Family Touch Football

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Tue, 22 Nov 2011 11:55:31 -0800

Thanksgiving is Thursday and there's no avoiding it—make the drive, eat the turkey, pass the cranberry goo, and try not to say something you regret. If you can survive until dessert without crying at the table or sticking a fork in someone's arm, you're home free—just inhale the pecan pie, hit the couch, and pass out watching the NFL.

The rules of touch football could have saved the "Wedding Crashers" from a great deal of pain.

But for the love of Lombardi, go outside and play some Thanksgiving touch football. It's a perfect opportunity for family bonding, or at least calorie-burning. Unless you're in a fraternity or live inside a Tommy Hilfiger commercial, you probably play touch football only once a year, and Thanksgiving is that day. Here is Jasons list from the WSJ.

Here are the official rules of Thanksgiving Family Touch Football:

1. If you have a healthy relationship with your family and speak to them all the time, you're playing touch. If you see your family only once a year, it's tackle.

2. Find a nice patch of grass. It doesn't have to be big. You don't need a regulation 100 yards. Half the people in your family, if they ran 100 yards, they'd wind up in the hospital for a month.

3. The game must be played before dinner. Nobody wants to play football after Thanksgiving. Nobody wants to wear pants after Thanksgiving.

4. All family on the field! Everyone plays. Mom, Dad, Grandpa, Grandma, Cousin Jake, and Regis the one-eyed Jack Russell terrier. Don't laugh. Regis is the best receiver you've got.

5. The following things are prohibited from Thanksgiving touch football: spikes, eye black, sticky gloves, Jets jerseys, running with a martini glass and a lit cigar, Norv Turner.

6. A Nerf ball is okay but you should own a leather football. A leather football is one of the things every home must have, like a dishwasher and a bourbon distillery in the garage.

7. No footballs with wings or propellers or tails or streamers. Here's a good rule: If the football would make Dick Butkus throw up, don't use it.

8. It's two-hand touch. One-hand touch is for lazy people who buy turkey sandwiches out of vending machines.

9. Two completions is a first down. Not as simple as it sounds—just ask the 2011 Indianapolis Colts.

10. No taunting, cursing or back-handed compliments. That's what Thanksgiving dinner is for.

11. Unless you live in California, Hawaii or Florida or some fancy place like that, the ground is probably going to be squishy with cold mud, and someone in your family is going to fall down face-first and ruin his or her Thanksgiving outfit. This is not cause for alarm. This is the highlight of the game.

12. It's okay to play with kids but don't baby them. Just because your 7-year-old niece is playing quarterback doesn't mean you can't intercept her screen pass and run it back for a touchdown. She's got to learn sometime not to throw into triple coverage.

13. The count is five "Mississippi." And it's a full four syllables—not a rushed "MISS-IPPI" and knocking grandpa to the ground.

14. But if you are old enough to have grandchildren, and you sack the quarterback, and do an elaborate sack dance, you will be worshipped forever.

15. Keep the Tebowing to a minimum. The fad is already old.

16. No, you don't get to be "permanent QB." Not if you want anybody to like you.

17. No show-off football lingo. No screaming "trips left" or "zone blitz." Uncle Dale doesn't want to play the "nickel package." He wants to get this stupid game over with, have a vodka and stand in the kitchen eating stuffing with his hands.

18. But there's always one control freak who wants to diagram elaborate plays. Just listen to whatever they say, and forget it immediately.

19. There are only two plays you need for touch football: "Everybody Go Out" and "Everybody Go Deep."

20. No, that running play never works. Ever.

21. Don't throw the ball too hard. This is the mistake a lot of touch football QBs make. They see an opening, and they chuck it 99 mph like John Elway, and peg Aunt Frances in the neck.

22. A little pass interference never hurt anyone. Don't be a wimp.

23. If you throw six interceptions in a row, let someone else play quarterback, or sign with the Washington Redskins.

24. Three-minute halftime. Don't kill the momentum. Anything longer, and aging muscles seize up. Remember: if Daddy sits, Daddy is d-o-n-e.

25. If you're playing on a city street, please don't dent the blue Honda, or I will find you.

26. If you're a random guest at Thanksgiving, it's your job to be good at touch football. Lie and say you "played a little" at Alabama and pray you don't completely embarrass yourself.

27. If you find yourself surrounded by middle-aged men in blue jeans and a quarterback who keeps getting picked off, you're not with your family. You've accidentally walked into a Brett Favre Wrangler spot.

28. Punting is okay, but it's hard. You know that weird fact about how hippopotamuses kill more people than lions or tigers? Well, punts are the hippopotamuses of touch football. Botched punts break more windows and hit more cars than any other play in the game. You can look it up. Be careful.

29. If all else fails try the often misunderstood version of the Turkey Bowl, played indoors, using heavy balls and ugly shoes.

30. Take it easy. You don't want any injuries that can't be treated with a bag of frozen peas.

31. If you win your game and stand undefeated, please let LSU know you're available to play in the BCS championship.

32. When you think about it, there's really only one rule for Thanksgiving touch football: Take your shoes off before going in the house, or Mom is going to kill you.

33. Goes without saying, but if it snows, it's a classic.

HAPPY THANKSGIVING FROM NUCAZZA, FAMILY ABSTRACT AND GLENN FREEZMAN

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What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

Opportunity is always knocking, Go open the Door

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Tue, 22 Nov 2011 11:25:30 -0800

Behind every business idea is a point of frustration that motivates an entrepreneur to take action. It can solve a small problem like how to find the remote control when it finds itself under the sofa (clapper!) to figuring out ways to take your phone with you everywhere you go.

For those paying attention, opportunity is always knocking. The biggest challenge is knowing when to answer the door.

As the owner of Family Abstract, I have been intimately familiar with problems that face the real estate industry in general and the title business in particular. Contrary to popular belief, the title business, while necessary, isn’t a super sexy business to be in. At least when you tell people that you’re a Realtor, they have an idea what you do for a living. When you tell people that you own a title company they can easily follow that up with ‘Oh that’s nice…what do you do for a living?’

Apart from the fact that the title insurance business is largely misunderstood, it’s also very generic. The services I provide to my customers don’t vary dramatically from those that other title companies provide (other than the fact that I have the best team in the business!) At the end of the day we are part of the home buying process where even home buyers can’t fully define what we do.

Fortunately, I do know what my title insurance company brings to the table and I also know the quality of professional care we offer our clients. But that and a buck is sometimes enough to get you on a bus.

Let me explain:

During the past 20 years, the playing field I spend my days on has changed pretty dramatically. Once upon a time I was able to compete for the home buyers business by offering unique qualities that made a difference in the life of my clients. Over time, many of the unique things that we pioneered became well practiced aspects of the industry and became pretty much ubiquitous. As a result we were also pushing forward with new models to help create new opportunities for ourselves and our clients.

Today, however, the opportunity for an independent title insurance company to be competitive has changed dramatically as well. It’s getting harder and harder to get deals into the pipeline because many of the brokerages have created their own title businesses so that they can offer their home buying customers a complete package of services. This means that while I can offer competitive and valuable services, I’m automatically closed out of these venues.

So, as a business owner and a guy who’s always looking for opportunity, what is my next move? Simple, if opportunity isn’t coming to you, your job is to go out and find it.

How do I make a seemingly generic title insurance company stand out from the rest? By offering something that is not only unique but brings value to all who touch it.

About three years ago the seeds of my newest endeavor, Nucazza were planted. They were based on the idea that home buyers want choice and want to be treated in a fair manner. The concept also acknowledges that not all home buyers want or need the same things.

Instead, by offering home buyers new ways to buy homes that allow them to create their own customized services and allow them to potentially save thousands of dollars in closing costs we have been able to grab the attention of in-market home buyers. These home buyers in turn have led us to work with Realtors who understand and are willing to work with home buyers who want the option of alternative compensation agreements.

All of this costs the buyers and the Realtors we work with absolutely nothing. We’ve also used this model to work with lenders who have valuable services they can offer home buyers.

The bottom line is that a good deal is good for everyone involved.

So what do I get out of it at the end of the day? Simple, I’m not in the business of buying or selling real estate, but I am in the title insurance business. As I work with these different players in the real estate model I just ask to be included at the title insurance provider. Since I can help bring the parties together and help my partners make money, it’s not a stretch to be included in providing the services needed.

I am solving my problem but I’m also solving problems for others. At the end of the day, I can feel the impact that finding opportunity means for me and I hope that I can help you along as well.

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What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

Mahmoud Ahmadinejad, A Monday Morning Laugh

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Mon, 21 Nov 2011 12:15:38 -0800

Mahmoud Ahmadinejad, not feeling well and concerned about his mortality,

Goes to consult a Psychic about the date of his death.

Closing her eyes and silently reaching into the realm of the future she finds

the answer: "You will die on a Jewish holiday."

"Which one?'" Ahmadinejad asks nervously.

"It doesn't matter," replied the psychic. "Whenever you die, it'll be a Jewish holiday."

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What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

Deer Camp, A Monday Morning Smile!

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Mon, 21 Nov 2011 12:03:23 -0800

Four guys have been going to the same deer camp for many years.

Two days before the group is to leave, Ron's wife puts her foot down and tells him he isn't going.

Ron's friends are very upset that he can't go, but what can they do?

Two days later the remaining three get to the camping site only to find Ron sitting there with a tent set up, firewood gathered, and dinner cooking on the fire.

"Damn man, how long you been here, and how did you talk your wife into letting you go?"

"Well, I've been here since yesterday. The evening before I was sitting in my chair and my wife came up behind me and put her hands over my eyes and said, 'Guess who?'"

I pulled her hands off, and she was wearing a brand new nightie. She took my hand and pulled me to our bedroom.

The room had candles and rose petals all over. On the bed she had handcuffs, and ropes! She told me to tie and cuff her to the bed, and I did.

And then she said, "Do whatever you want."

"So, here I am."

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What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

Reinventing Remarkable

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Sun, 20 Nov 2011 17:26:37 -0800

What can we do to REINVENT REMARKABLE?

Knock on wood, we have an exemplary claims history, our Policies go out the door within 30 days of recordation, we 3 way triple reconcile everyday!

What can we do to REINVENT REMARKABLE?

We have sponsored outings, websites, open houses, Market Leader and Top Producer, we are on agent websites, we are available for seminars, webinars, drinks and happy hours!

We have and remain part of Controlled Business Arrangements (ABA's), we have and remain part of marketing agreements as well as Joint Ventures (JV's) and any other 2/3 or 4 letter variation of legal profit sharing that our industry has devised. This model is rampant on the East coast especially in the Philly, NJ and NY arena.

Our clients are really home buyers however the Realtor community in our area has a virtual stranglehold on the home buyers as 98% of the Brokerage shops own or have a partnership in place with a title agency. Since title is not a "Household" word it is extremely easy to have the Realtor simply suggest the "in-house" agency and ostensibly take every other title agency, including ours, out of the game!

What can we do to REINVENT REMARKABLE?

I have been at it for nearly 27 years, always thinking outside the box, sometimes throwing out the box altogether. For me, if we can keep 20 families employed by adding something remarkable that we have missed or others are doing, I want to know about it.

Realtors, Mortgage Lenders and Home Buyers, I am asking for your help.

If you could have your title company do anything, what would it be?
What has your title company done for you that simply blew you away?
Besides money, cars, tickets and bribes, what gets a title guy the next deal?
What do you wish your title company would do for you?
What can Family Abstract do?

Name it... I want to learn!

Thanks in advance!

###

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What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

The Rancher

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Fri, 18 Nov 2011 10:57:53 -0800

The Texas Department of Employment, Division of Labor Standards claimed a small rancher was not paying proper wages to his help and sent an agent out to investigate him.

GOVT AGENT: I need a list of your employees and how much you pay them. RANCHER: Well, theres my hired hand whose been with me for 3 years I pay him $200 a week plus free room and board. Then theres the mentally challenged guy. He works about 18 hours every day and does about 90% of all the work around here. He makes about $10 per week, pays his own room and board, and I buy him a bottle of bourbon every Saturday night so he can cope with life. He also sleeps with my wife occasionally.

GOVT AGENT: That's the guy I want to talk to - the mentally challenged one.

RANCHER: That would be me.

Kind of explains us all, dontcha think?

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What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

Cash-strapped agents turn to escrow for advances A little-known service helps pays the bills between long closings

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Thu, 10 Nov 2011 09:51:41 -0800

I AM LOOKING TO GET YOUR FEEDBACK ON THIS CONCEPT. OUR AGENCY IS CONSIDERING BRINGING THIS TO OUR REALTOR COMMUNITY. PLEASE GIVE ME YOUR INSIGHTS ON THIS STORY. IT IS COPIED WORD FOR WORD (CARLA) AND I GOT PERMISSION. YOUR INPUT IS GREATLY APPRECIATED IN ADVANCE. OUR GOAL IN DOING THE CASH ADVANCE FUNDING WOULD BE RECOGNITION OF OUR TITLE AGENCY ON FUTURE DEALS THE REAL ESTATE BROKERAGE SHOP HANDLES.

Some real estate agents who are waiting longer to close home deals are using a little-known service to get cash on the fly and keep their businesses running.

The service, likened by some to payday lending, advances commissions on deals sitting in escrow, when money is held by a third party until the transaction is complete. Agents, who sometimes go months without a paycheck, often use the money for everyday expenses, from gassing up their cars for home showings to paying for online ads to attract clients.

“I had a couple of properties in escrow and I said, ‘I’m going to cash in on these now,’ ” said Tanya Brooking, a North County-based agent who took out a $4,000 commission advance to keep up with her bills. “Now, I don’t have to stress about overdraft fees.”

Commission-advance companies, which entered the U.S. market in the 1990s, are still so new and few in number statewide and throughout the nation that there’s no clear idea of how many exist or how much business they generate every year.

What’s more, it appears the specialized sector has never been scrutinized by the state until now.

On Tuesday, the California Department of Corporations began its review of such companies to set policy, if any, on how they should be regulated and licensed. The state agency — which deals with groups that include lenders, securities brokers and financial planners — also plans to involve the Department of Real Estate in the discussion.

PJ Garcia, a member of the state Department of Corporations’ escrow advisory committee, says escrow agents are put in an inappropriate position during commission-advance deals.

“The role of an escrow agent is to be the neutral third person in the contract, not the bookkeeper,” said Garcia, who owns an escrow company in Huntington Beach and has been in the industry for 31 years.

John Grubbs, left, and Daniel Ramirez, co-founders of Commission Funding Solutions, at the end of a meeting of real estate agents at the Escondido Masonic Center. — Charlie Neuman / Union-Tribune staff

How it works

Policies vary, but here’s how a commission-advance company typically works:

Agents submit a signed purchase agreement, escrow instructions, a voided check (to let the advance company know where to deposit the funds), and the company’s application.

To assess risk, the firm looks at the expected closing date and the agent’s profile: number of properties in escrow, sales history and total listings. Typically, those who advance commissions want the applicant to have more than one pending sale, in case one falls through.

“We see how busy the agent is,” said Marjory Mecklenburg who owns two branches of national franchise Commission Express. One is in San Diego and the other in Irvine.

If the applicant is approved, then company officials reach the broker and escrow agent involved to confirm the transaction.

Companies prefer that the broker is on board for the advance to go smoothly, but the deal could still happen without that approval, said John Grubbs, who started Oceanside-based Commission Funding Solutions this year with close friend Daniel Ramirez. However, the escrow agent must be notified of the transaction, Grubbs said.

The company then “purchases” the commission and charges the client an interest rate that’s widely called a “discount fee” as well as a “hold-back” deposit. Both figures vary but rates range from 8 percent to 15 percent, and deposits typically are 10 percent of the commission.

Agents repay the advance when escrow closes. If the deal is done by the agreed-upon settlement date, then they also get back their deposit. Some companies offer grace periods of 15 to 30 days, but some may penalize if escrow fails to close on the agreed-upon date. If the escrow falls through, then the client can replace the transaction with another property that’s in escrow, upon approval. The terms of the deal typically don’t change.

If agents are unable to replace the failed transaction, then they have to pay back the advance, and they lose the deposit. At some companies, the agent also will be charged interest.

“I had a couple of properties in escrow and I said, ‘I’m going to cash in on these now,’ ” said Tanya Brooking, a North County-based agent who took out a $4,000 commission advance to keep up with her bills. — Charlie Neuman / Union-Tribune staff

Who’s using it

Brooking, the North County agent who took out a commission advance, appreciates the service because her closings tend to be unpredictable, meaning her income arrives in spurts.

She secured a $4,000 advance with a 15 percent interest rate with Commission Funding Solutions on a short sale, which is deemed riskier than other types of transactions. As part of the deal, the company held $600 as a deposit in case the deal fell through. Subtracting the interest and the deposit, the net amount she received was $2,800.

When Brooking’s deal closed, the company returned her $600 deposit.

“To be a working Realtor, you have a lot of expenses … and you need to have cash flow,” said Brooking, 47. “A big portion of the advance went to keep up with all that.”

Chris Gorno, an agent with Windermere Real Estate SoCal in Solana Beach, turned to the same company because many of her transactions are short sales, which typically take months to close, she said.

Gorno also obtained a $4,000 advance. Based on her profile, she was charged a 10 percent interest rate ($400) and a $480 deposit. After those charges, she received a net total of $3,120. She gets back her deposit if she closes on time.

Some agents choose cash advances over credit cards because their cards’ interest rates are higher. A survey by Bankrate.com shows a rate of 16 percent for cash-back cards, 14.43 percent for variable-rate cards and 10.8 percent for low-rate cards. (Please note: The rates charged in commission advances are applied for the duration of escrow, which varies. The credit card rates are annual percentage rates.)

Some say borrowing from a bank requires a lot of paperwork, such as proof of income, which can be difficult for a commission-based profession.

Gorno said Commission Funding Solutions didn’t check her credit or ask for tax returns — things that would have been routine with a bank.

“It was a simple solution for me,” said Gorno, 55. “It helped me through a lean period.”

Tips for agents on advances

• Shop around to find the best deal. There are several

companies that provide capital.

• Check the company with the Better Business Bureau and

the Department of Corporations.

• Talk to clients who have used such services.

• Read and understand the terms of the contract.

• Understand what penalties you may incur if the escrow

closes late.

• Do the math before signing anything.

• Know what happens if the escrow falls through.

Things to consider

A big reason real estate agents like commission advances is how quickly they can get cash. Companies promise the funds within four hours to one day.

On the other hand, someone applying for a microloan through one of the Small Business Administration’s local centers could wait from a week to two weeks, said Ken Clark, a coordinator at the Greater San Diego Small Business Development Center, based at Southwestern College.

Despite the wait, Clark says such SBA-backed loans offer lower rates and are less risky than commission advances, which he says “sound a lot like payday loans.” The typical interest rate for one type of SBA microloan, which goes up to $35,000, is 6½ percent to 7 percent, based on today’s market. The less money you borrow, the higher the rate.

Although the loan programs at the small-business center are geared toward minorities and women, anyone can apply, Clark said. To qualify, applicants typically need at least a 680 credit score and must present proof they can pay off the loan.

Other experts in the financial field also caution consumers about using companies that advance commissions or anything that is expected income.

Joel Winston, associate director of the Federal Trade Commission’s division of financial practices, says agents who use the service should understand the terms of the agreement, especially what happens if default were to occur.

He also advises checking with the Better Business Bureau to see if any complaints have been filed against the company. Consumers in California also can check the Department of Corporation’s website at www.corp.ca.gov.

“Shop around,” Winston said. “There are a lot of different sources of capital for real estate agents and businesses. … Find the best deal.”

Some leaders in the escrow industry are not against the commission- advance companies as a service to real estate agents in need but are opposed to the role of escrow agents in the process.

“I see the value to the community,” said Garcia, with the California escrow advisory group. “I’m just concerned about the practice of drawing escrow into it. I don’t believe it’s the proper function for it.”

The state Department of Corporations is expected to meet in September, when the group convenes again, to discuss taking a position on commission advance companies.

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AT NUCAZZA WE SEARCH EVERY DAY FOR A SMARTER WAY TO REAL ESTATE, THIS WAS INTERESTING, PLEASE GIVE ME YOUR COMMENTS.

What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

Have You Tried PR Web, Now You Can For Free!

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Wed, 09 Nov 2011 12:48:50 -0800

I have been using PR Web to do daily press releases regarding Family Abstract, Nucazza and The Home Buying Evolution. I am inviting All Realtors that use the consulting or advocacy model, especially on the buyers side of the transaction as well as all ACRES to write a press release regarding anything that shows consulting is working, gaining traction, having successes, etc. These should be 450 words, minimum. I will place them on the PR WEB machine so we can all get some benefits. In the past the releases have been picked up by 60-100 media outlets and average 25,000 views.

Your own link, and if possible Family Abstract, Inc., or the the Nucazza link and The ACRE link, (if your a member) should be included.

I am doing this because I already own the advertising space and I am a firm believer that the rising tide will lift all boats.

This is a random screen shot of the power and distribution or PR web, you have nothing to lose, we all have something to gain. My boat has gas and is ready, jump in!!

Any questions, hit me up. I'm just looking to continue to be able to "Play in the Sandbox"

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What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

The IRS sent my Tax Return back! AGAIN!!!

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Mon, 07 Nov 2011 12:34:59 -0800

The question : "List all dependents?"

I replied -

"12 million illegal immigrants;
"3 million crack heads;
"42 million unemployable people on food stamps,
"2 million people in over 243 prisons;
"Half of Mexico ; and "535 fools in the U.S. House and Senate.”

Apparently, this was NOT an acceptable answer.

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What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

The Nine Things That Will Disappear in Our Lifetime

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Mon, 07 Nov 2011 12:20:36 -0800

Whether these changes are good or bad depends in part on how we adapt to them. But, ready or not, here they come.....

1. The Post Office
Get ready to imagine a world without the post office. They are so deeply in financial trouble that there is probably no way to sustain it long term. Email, Fed Ex, and UPS have just about wiped out the minimum revenue needed to keep the post office alive. Most of your mail every day is junk mail and bills.

2. The Check

Most banks are already laying the groundwork to do away with check by 2018. It costs the financial system billions of dollars a year to process checks. Plastic cards and on-line transactions will lead to the eventual demise of the checks. This plays right into the death of the post office. If you never paid your bills by mail and never received them by mail, the post office would absolutely go out of business.

3. The Newspaper
The younger generation simply doesn't read the newspaper. They certainly don't subscribe to a daily delivered print edition. That may go the way of the milkman and the laundry man. As for reading the paper on-line, get ready to pay for it. The rise in mobile Internet devices and e-readers has caused all the newspaper and magazine publishers to form an alliance. They have met with Apple, Amazon, and the major cell phone companies to develop a model for paid subscription services.

4. The Book
You say you will never give up the physical book that you hold in your hand and turn the literal pages. I said the same thing about downloading music from iTunes. I wanted my hard copy CD. But I quickly changed my mind when I discovered that I could get albums for half the price without ever leaving home to get the latest music. The same thing will happen with books. You can browse a bookstore on-line and even read a preview chapter before you buy. And the price is less than half that of a real book.
And think of the convenience! Once you start flicking your fingers on the screen instead of the book, you find that you are lost in the story, can't wait to see what happens next, and you forget that you're holding a gadget instead of a book.

5. The Land Line Telephone

Unless you have a large family and make a lot of local calls, you don't need it anymore. Most people keep it simply because they've always had it. But you are paying double charges for that extra service. All the cell phone companies will let you call customers using the same cell provider for no charge against your minutes.

6. Music

This is one of the saddest parts of the change story. The music industry is dying a slow death. Not just because of illegal downloading. It's the lack of innovative new music being given a chance to get to the people who would like to hear it. Greed and corruption is the problem. The record labels and the radio conglomerates are simply self-destructing. Over 40% of the music purchased today is "catalog items," meaning traditional music that the public is familiar with. Older established artists. This is also true on the live concert circuit. To explore this fascinating and disturbing topic further, check out the book, "Appetite for Self-Destruction" by Steve Knopper, and the video documentary, "Before the Music Dies."

7. Television
Revenues to the networks are down dramatically. Not just because of the economy. People are watching TV and movies streamed from their computers. And they're playing games and doing lots of other things that take up the time that used to be spent watching TV. Prime time shows have degenerated down to lower than the lowest common denominator. Cable rates are skyrocketing and commercials run about every 4 minutes and 30 seconds. I say good riddance to most of it. It's time for the cable companies to be put out of our misery. Let the people choose what they want, to watch on-line and through Netflix. (possibly number 10).

8. The "Things" That You Own
Many of the very possessions that we used to own are still in our lives, but we may not actually own them in the future. They may simply reside in "the cloud." Today your computer has a hard drive and you store your pictures, music, movies, and documents. Your software is on a CD or DVD, and you can always re-install it if need be. But all of that is changing. Apple, Microsoft, and Google are all finishing up their latest "cloud services." That means that when you turn on a computer, the Internet will be built into the operating system. So, Windows, Google, and the Mac OS will be tied straight into the Internet. If you click an icon, it will open something in the Internet cloud. If you save something, it will be saved to the cloud. And you may pay a monthly subscription fee to the cloud provider. In this virtual world, you can access your music or your books, or your whatever from any laptop or handheld device. That's the good news. But, will you actually own any of this "stuff" or will it all be able to disappear at any moment in a big "Poof?" Will most of the things in our lives be disposable and whimsical? It makes you want to run to the closet and pull out that photo album, grab a book from the shelf, or open up a CD case and pull out the insert.

9. Privacy
If there ever was a concept that we can look back on nostalgically, it would be privacy. That's gone. It's been gone for a long time anyway. There are cameras on the street, in most of the buildings, and even built into your computer and cell phone. But you can be sure that 24/7. "They" know who you are and where you are, right down to the GPS coordinates, and the Google Street View. If you buy something, your habit is put into a zillion profiles, and your ads will change to reflect those habits. "They" will try to get you to buy something else, again and again.

10. I'll leave this for you, what do you think will be number 10?

All we will have left that can't be changed are "Memories".....

=================================

What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

Children are Quick or Why Teachers Turn Grey

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Mon, 07 Nov 2011 10:25:49 -0800

TEACHER: Why are you late?
STUDENT: Because Class started before I got here.
--------------------------------------------------------
TEACHER: Maria, go to the map and find North America.

MARIA:      Here it is.
TEACHER:   Correct. Now class, who discovered America?
CLASS:       Maria.
____________________________________
TEACHER: John, why are you doing your math multiplication on the floor?
JOHN:     You told me to do it without using tables.
__________________________________________
TEACHER: Glenn, how do you spell 'crocodile?'
GLENN:      K-R-O-K-O-D-I-A-L'
TEACHER: No, that's wrong
GLENN:       Maybe it is wrong, but you asked me how I spell it.
(I Love this child)
____________________________________________
TEACHER:   Donald, what is the chemical formula for water?
DONALD:     H I J K L M N O.
TEACHER:   What are you talking about?
DONALD:    Yesterday you said it's H to O.
__________________________________
TEACHER:Winnie, name one important thing we have today that we didn't have ten years ago.
WINNIE: Me!
__________________________________________
TEACHER: Glen, why do you always get so dirty?
GLEN:      Well, I'm a lot closer to the ground than you are.
_______________________________________
TEACHER: Millie, give me a sentence starting with ' I '
MILLIE: I is...
TEACHER: No, Millie..... Always say, 'I am.'
MILLIE: All right, 'I am the ninth letter of the alphabet.'
________________________________
TEACHER: George Washington not only chopped down his father's cherry tree, but also admitted it. Now, Louie, do you know why his father didn't punish him?
LOUIS:       Because George still had the axe in his hand.
______________________________________
TEACHER: Now, Simon, tell me frankly, do you say prayers before eating?
SIMON: No sir, I don't have to, my Mom is a good cook.
______________________________
TEACHER:Clyde, your composition on 'My Dog' is exactly the same as your brother's. Did you copy his?
CLYDE: No, sir. It's the same dog.
(Don't you want to adopt this kid?)
___________________________________
TEACHER: Harold, what do you call a person who keeps on talking when people are no longer interested?
HAROLD: A teacher.
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What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

Your House As Seen By....

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Fri, 04 Nov 2011 11:28:16 -0700

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What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

Mayday Mayday Mayday (A Friday Funny)

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Fri, 04 Nov 2011 11:00:51 -0700

A blonde is on board a small two-seater airplane when suddenly the pilot dies.

Not knowing how to fly a plane she grabs the radio.

"Mayday, mayday! My pilot just died!"

Ground control received her call for help and answers back: "Don't worry, madam. We'll talk you down, just do as I say.

First I need you to give me your height and position."

"I'm 5'2" and sitting in the right front seat."

Ground control: "Repeat after me: Our Father..... Who art in Heaven....

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What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

Grand-Pa doesn't know everything! (Friday Funny)

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Fri, 04 Nov 2011 10:53:48 -0700

Hunter was 4 years old and was staying with his grandfather for a few days. He'd been playing outside with the other kids, when he came into the house and asked , 'Grandpa, what's that called when two people sleep in the same bedroom and one is on top of the other?'

His Grandpa was a little taken aback, but he decided to tell him the truth. 'Well, Hunter, it's called sexual intercourse.’

‘Oh,’ Little Hunter said, 'OK,' and went back outside to play with the other kids.

A few minutes later he came back in and said angrily, 'Grandpa, it isn't called sexual intercourse. It's called bunk beds. And Jimmy’s mom wants to talk to you.'

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What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

Do it yourself Real Estate Comes to Canada, is America Next?

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Thu, 03 Nov 2011 10:40:05 -0700

This is from CBC News. I found it to be interesting, what do you think?

A real estate company in HRM is offering homeowners a variety of services to sell their homes, based on a trend of do-it-yourself.

Stages Real Estate allows homeowners choose the services they want on the sale of a home, rather than take a straight commission.

Realtor Anthony MacNeil offers clients at least five ways to try and sell their homes.

The services range from a sign, to phone or email support from a realtor, to full service which includes a flat rate complete with TV ads, an agent and an MLS listing.

"The prices vary but it starts anywhere from $900 in essence, up to about $5,900 depending on the number of services you purchase."

Gillian Lisson recently bought and sold using Stages.

"If you go by that traditional five per cent, which is what most agents seem to charge, we probably saved about $2,500, which certainly buys you some new furniture for a home," Lisson told CBC News.

The standard in real estate used to be when most people sold their house, they'd pay a percentage of the sale price to the real estate company. That meant the owner of a $400,000 would pay twice the amount as an owner of a $200,000 home for often the same amount of work.

Companies such as Stages aim to change that. It's trying to capitalize on the do-it-yourself trend, now that homebuyers and sellers can access real estate information online.

"They're better educated than they've been in the past, in terms of the different business models that have always been available to them. They're just more aware of them now — which might lead to the perception there are new business models cropping up, when they've been there all along," said Roger Boutilier, executive officer for the Nova Scotia Association of Realtors.

With that awareness, MacNeil says people are asking more questions.

"What's happening now is what's being called into question in the industry is 'What am I paying for through a percentage model?'" said MacNeil. "Some of the commissions are arguably outrageous."

MacNeil said only one or two per cent of his clients buy the basic package, but even with one of the more deluxe options, money can still be saved.

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What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

If Life Begins at Conception... Home-Ownership Begins When the Wire is Received

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Wed, 02 Nov 2011 12:50:42 -0700

As an owner at Family Abstract, Inc. we, and all title insurance agencies have a fiduciary responsibility to our insured, both the lender and the Home buyer equally. We are asked to break our laws and guidelines quite often by a another third party to the transaction. Our office encountered yet another Real Estate agent requesting, OK, demanding we release the funds because,” The Wire has been sent and we have a confirmation it was sent!”

The conversation was something like this:

Buyers Realtor: As I already explained to your settlement clerk, we have confirmation from the bank, the wire has been sent!

Me: I understand and I can empathize with your situation but my hands are tied, we must abide by the “Good Funds Act” we don’t have a choice.

Buyers Realtor: Are you really saying that the confirmation isn’t good enough?

Me: Yes

Buyers Realtor: I have never heard of such a thing! I am shocked and appalled! If I say the wire was sent it was sent. If the bank says its confirmed then you know it was sent.

Me: Then herein lies the issue, sent is not received. The law was enacted over 5 years ago. I remember a Penn Title memo to all agents from Penn Title 1997. it said, "Not even just this once. Not even for your best customer. Not even if the Realtor, mortgage broker, next door neighbor, or borrower’s brother’s wife’s father
would like his check yesterday! NOT WITHOUT GOOD FUNDS! Additional memos followed.

Sellers Realtor: But my seller needs these funds for her purchase this afternoon! You need to make them available! We are going to be late for their closing which will make me late for my hair and nail appointment.

Me: Mouth open jaw dropped, in awe!

Buyers Realtor: You are the first title company (a perennial favorite) I have ever dealt with that won’t make an exception for something this ridiculous!

Me: Ridiculous? I am not in receipt of the $530,000 your demanding i disburse, I'm just saying... that seems ridiculous!

Buyers and Sellers agent: The wire, we told your girl and now you, was confirmed and on it’s way.

Me: On it’s way. Check is in the mail! Wire is in the clouds! Same story, updated version

Sellers Realtor: You have other settlements going on today, I’m sure. Why can’t you just use some of that money to fund our deal, then you can replace it when the wire, You are so worried about, gets there like we all know it will!

Me: You are asking me to use someone else’s money to and use it for this settlement? Co-mingle escrow funds? You just want me to borrow the money for a little while? Rob Peter to Pay Paul? Sure, I can rename the Agency, “Ponzie Abstract and Title” Is that what you’re asking?

Buyers Agent: YES Exactly. Its right for everyone concerned except you! And lord knows you are replaceable!

Me: Well, have you both ever considered the potential impact on my clients and their lender, my partner and her 3 kids, our 22 employees and their families or my wife and our 2 kids, if this all blows up? It has happened, there are documented cases.

Buyers agent: You should consider them strongly when you tell me NO, YOUR FUTURE DEALS are at risk!

Sellers Agent: I’m working with 3 other buyers, if you can do this favor for us, I will introduce you to each of them.

Me: So, I do what you demand while you play "Good Realtor Bad Realtor" and I am guaranteed more deals from both of you.

Buyers Realtor and Sellers Realtor: Now you understand. That’s what we want.

Me: I will gladly fore go your future deals on behalf of my family, my partner, her family, our employee’s and their families, and OUR buyers and their bank, OUR INSURED!

And then the voices as if delivered from heaven...

Home Buyer: No, that’s not what we want! Thank You Glenn, I really appreciate the education and now I fully understand why your office suggested the settlement be later in the morning in the first place but the sellers agent said she had other plans for the afternoon. I have friends buying homes, I’ll be sure to give them your contact information.

Seller: I understand completely. I’m not happy but I get it. I really don’t want money you don’t have yet? That’s ridiculous! It’s not like I could buy the next house with magic money, right!

Me to buyer and seller: I appreciate you both! Thank you!

At Family Abstract, we continue to take the high road… no matter what! We believe the home buyer is the center of Real Estate even if we really never get the opportunity to let them know. We are working hard to become more home buyer direct. Title insurance has become such a transparent part of buying a home,we are nearly invisible.

PLEASE TAKE 2:14 SECONDS AND VIEW MY xTRANORMAL CARTOON AND PASS IT AROUND, THANKS.

>Tell me what you think, please leave a comment. I promise to continue the conversation and I hope you’ll do the same. >================================================================================

What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

Moving on After the Divorce of Commission: Real Estate Agents and Home Buyers Bounce Back from Break Up

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Tue, 01 Nov 2011 16:24:50 -0700

The traditional home buying model, much like a marriage, has changed drastically in the past two decades. The relationship between Real Estate Agents and Home Buyers previously held together with the result of a hefty commission at closing has since morphed into a do-it-yourself approach to business; costing tremendous loss in finances and negotiation power. Nucazza introduces a new fusion of modern techniques to produce traditional outcomes, making the divorce of commission far less of a heartbreak than anticipated. The launch of Nucazza model of home buying is impressing clients nationally.

It is widely accepted that the buy and sell real estate market is not what it used to be. Real Estate Agents would spend all the time necessary to satisfy the home buyer and see the deal to the end. At this glorious moment of closing, the transaction of commission would take place and the partnership would meet the goal for all hand-shakers at the table. Consider this a traditional marriage in the realm of real estate.

Fast forward to 2011, when buyers are no longer eager have an agent by their side through each step. They have done the research and know exactly which home and how much;the thought of commission is something left for a used car salesmen. For the buyer this may be perceived empowerment; however Real Estate Agents are aware that buyers are receiving the short end of the stick at many phases in the process. Nucazza introduces a new plan of action that may say good bye to those hefty commissions but welcomes a partnership that works best for the new age consumer and the skilled Real Estate Agent.

Home Buyers do not have to agree to have a Realtor represent their best interest throughout the process, but only when it counts to them. When buyers are feeling overwhelmed Nucazza’s participating Real Estate Agents are on hand to assist under a Task Based Agreement. Nucazza, is one of the first to have a database of qualified and trained realtors to respond to task based agreements. Home Buyers only pay for the right service at the right time and agents make the best use of their time and skills. Nucazza enrolls the most knowledgeable agents that are abreast of the new market and not married to the old way of business.

The newly launched Nucazza tasked based approach respects both party’s strengths, eliminates conflict of interest issues, and makes the divorce from commission more of a relief than ever. For more information on how Nucazza can be a service to your home buying experience please go to www.nucazza.com.

If you are a skilled Real Estate agent prepared to dump the vows of yesteryear visit http://www.nucazza.com [www.nucazza.com __title__ Nucazza].

For win-win home buying solutions, or contact Glenn Freezman at 855-Nucazza.

What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

The check is in the Mail...The Wire's in the Clouds...I Still Can't Disburse!

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Tue, 01 Nov 2011 16:17:39 -0700

Here is an excellent story and video, based on truth, which is what makes it so scary. There is a whole world that goes on around us and everything is eventually connected. We must follow rules, whether or not we like them. We must never surround ourselves by mirrors so the only person we see as important is the one that is reflecting off the glass.

Via Family Abstract (Family Abstract, Inc.):

Family Abstract, Inc. and all title insurance agencies have a fiduciary responsibility to our insured, both the lender and the Home buyer equally. We are asked to break our laws and guidelines quite often by a another third party to the transaction. Our office encountered yet another Real Estate agent requesting, OK, demanding we release the funds because,” The Wire has been sent and we have a confirmation it was sent!”

The conversation was something like this:

Buyers Realtor: As I already explained to your settlement clerk, we have confirmation from the bank, the wire has been sent!

Me: I understand and I can empathize with your situation but my hands are tied, we must abide by the “Good Funds Act” we don’t have a choice.

Buyers Realtor: Are you really saying that the confirmation isn’t good enough?

Me: Yes

Buyers Realtor: I have never heard of such a thing! I am shocked and appalled! If I say the wire was sent it was sent. If the bank says its confirmed then you know it was sent.

Me: Then herein lies the issue, sent is not received. The law was enacted over 5 years ago. I remember a Penn Title memo to all agents from Penn Title 1997. it said, "Not even just this once. Not even for your best customer. Not even if the Realtor, mortgage broker, next door neighbor, or borrower’s brother’s wife’s father
would like his check yesterday! NOT WITHOUT GOOD FUNDS! Additional memos followed.

Sellers Realtor: But my seller needs these funds for her purchase this afternoon! You need to make them available! We are going to be late for their closing which will make me late for my hair and nail appointment.

Me: Mouth open jaw dropped, in awe!

Buyers Realtor: You are the first title company (a perennial favorite) I have ever dealt with that won’t make an exception for something this ridiculous!

Me: Ridiculous? I am not in receipt of the $530,000 your demanding i disburse, I'm just saying... that seems ridiculous!

Buyers and Sellers agent: The wire, we told your girl and now you, was confirmed and on it’s way.

Me: On it’s way. Check is in the mail! Wire is in the clouds! Same story, updated version

Sellers Realtor: You have other settlements going on today, I’m sure. Why can’t you just use some of that money to fund our deal, then you can replace it when the wire, You are so worried about, gets there like we all know it will!

Me: You are asking me to use someone else’s money to and use it for this settlement? Co-mingle escrow funds? You just want me to borrow the money for a little while? Rob Peter to Pay Paul? Sure, I can rename the Agency, “Ponzie Abstract and Title” Is that what you’re asking?

Buyers Agent: YES Exactly. Its right for everyone concerned except you! And lord knows you are replaceable!

Me: Well, have you both ever considered the potential impact on my clients and their lender, my partner and her 3 kids, our 22 employees and their families or my wife and our 2 kids, if this all blows up? It has happened, there are documented cases.

Buyers agent: You should consider them strongly when you tell me NO, YOUR FUTURE DEALS are at risk!

Sellers Agent: I’m working with 3 other buyers, if you can do this favor for us, I will introduce you to each of them.

Me: So, I do what you demand while you play "Good Realtor Bad Realtor" and I am guaranteed more deals from both of you.

Buyers Realtor and Sellers Realtor: Now you understand. That’s what we want.

Me: I will gladly fore go your future deals on behalf of my family, my partner, her family, our employee’s and their families, and OUR buyers and their bank, OUR INSURED!

And then the voices as if delivered from heaven...

Home Buyer: No, that’s not what we want! Thank You Glenn, I really appreciate the education and now I fully understand why your office suggested the settlement be later in the morning in the first place but the sellers agent said she had other plans for the afternoon. I have friends buying homes, I’ll be sure to give them your contact information.

Seller: I understand completely. I’m not happy but I get it. I really don’t want money you don’t have yet? That’s ridiculous! It’s not like I could buy the next house with magic money, right!

Me to buyer and seller: I appreciate you both! Thank you!

At Family Abstract, we continue to take the high road… no matter what! We believe the home buyer is the center of Real Estate even if we really never get the opportunity to let them know. We are working hard to become more home buyer direct. Title insurance has become such a transparent part of buying a home,we are nearly invisible.

PLEASE TAKE 2:14 SECONDS AND VIEW MY xTRANORMAL CARTOON AND PASS IT AROUND, THANKS.

Tell me what you think, please leave a comment. I promise to continue the conversation and I hope you’ll do the same.

=====================================================

About Family Abstract, Inc.

Established in 2002, Family Abstract, Inc. provides Title Insurance to clients and customers throughout Florida, Maryland, New Jersey and Pennsylvania with more than 40 years of combined experience in management alone. We pride ourselves on retaining the most skilled and knowledgeable employees who share our goals of providing the best service in the industry.

Located in Horsham, Pennsylvania, Family Abstract, Inc. maintains an extensive network of skilled title insurance abstractors in all the states we service in addition to a nationwide network of qualified closing agents who are available to close loans at any location.

Backed by the strength of four title insurance underwriters, we are able to provide expert attention to detail without sacrificing versatility in the closing process, thus providing more options in difficult title situations. Due to our depth of industry knowledge and commitment to excellent service, Family Abstract, Inc. has been able to develop client relationships that have endured for decades.

Having successfully settled and insured thousands of transactions, we have already earned the trust and confidence of hundreds of customers, lenders, brokers, and realtors and now we would like to share our expertise with you!

What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

I have been in many places, but I have never been in Cahoots.

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Mon, 31 Oct 2011 10:41:37 -0700

I have been in many places, but I have never been in Cahoots. Apparently you can't go there alone. You have to be in Cahoots with someone. I've also never been in Cognito. I hear no one recognizes you there. I have, however, been in Sane. They don't have an airport. You have to be driven there. I have made several trips there, thanks to my family, friends and those where I have worked. I would like to go to Conclusions, but you have to jump and I am not too much on physical activity anymore. I have also been in Doubt. That is a sad place to go and I try not to visit there too often. I've been in Flexible, but only when it was very important to stand firm. Sometimes I'm in Capable, and I go there more often as I'm getting older. One of my favorite places to be is in Suspense. It really gets the adrenalin flowing and pumps up the old heart.

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Find a smarter way to Real Estate at Nucazza!

What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

Is there ANYTHING left to be for Halloween?

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Fri, 28 Oct 2011 13:12:22 -0700

Before you choose a Halloween costume this year, it's important to consider whether it's appropriate. You may feel your costume is creative, but in these politically correct times, you need to take the feelings of others into account! The following costumes have been deemed politically incorrect, so beware. I purposely posted this 3 days prior to Halloween to give you ample time to make the appropriate changes to you original selection. Enjoy, Happy Halloween.

Raggedy Ann. This costume clearly objectifies women.

Werewolf. Offensive to animal advocates and those with male-pattern baldness.

Cave man. The proper term should be "evolutionarily challenged"; "man" is overtly sexist; also insulting to those in loincloths.

Cop. Authority figures should not be ridiculed.

Grim Reaper. Trivializes death; may also encourage children to use scythes without the necessary supervision.

Napoleon. Offends the French. (In much the same way deodorant does.)

Frankenstein's Monster. Pokes fun at those with psychological or emotional problems, as well as those with identity crises.

Bride of Frankenstein. Extremely offensive to women—they should not be known by, or valued more, merely because of their husbands.

Skeleton. Exhibits an insensitivity toward those with eating disorders.

Angel. Mocks religion and the religious.

Hunchback of Notre Dame. Ridicules those with physical deformities, as well as those suffering from "ligyrophobia," a fear of noise.

Dracula. Endorses the irresponsible practice of transmitting bodily fluids.

Sigmund Freud. Insults those with the lifelong opinion that a cigar is just a cigar.

Flapper. Demeaning to women and tassel salesmen.

Gladiator. Insensitive to cross-dressers.

Cowboy. Encourages violence, cruelty to animals and spontaneous "whooping."

Mafioso (mobster, "wise guy"). Unfairly stereotypes Italian-Americans. OK, actually, fairly stereotypes Italian-Americans, but it's still stereotyping.

Tarzan. Condones mistreatment of minorities and animals. Again, hurtful to those in loincloths.

Ghost. Glorifies the occult.

Witch. Religious persecution. Also pertains to warlocks, Gnostics, conjurers, chiromancers, shamans and Druids.

Leprechaun. Shows contempt for the Irish-American community, as well as the diminutive.

Presidents. Encourages scorn and contempt for authority figures, at least half of whom have no criminal record whatsoever. (See also "Cop.")

Characters from Star Wars. Offensive to Star Trek fans.

Characters from Star Trek. Offensive to Star Wars fans.

Mummy. Offends Egyptians, embalmers and the undead.

Genie. Objectifies women; subjects those who may be "buxom challenged" to ridicule. (Note: Same applies to wenches.)

Pirate. Distasteful to those with hooks for hands and the vision impaired (wearers of eye patches), not to mention parrot owners.

Zombie. Disrespectful of the dead.

Princess. Contributes to myth that women must be "rescued" to live happily ever after (same goes for Snow White); also insulting to certain Jewish-Americans.

Gorilla. Condescending to our friends in the wild kingdom.

Medusa. Exploits animals; sends the wrong message to young girls by implying women are defined by their physical appearance.

Gumby. Ridicules those with disfigurements (especially of the head).

Knight. Offensive to dragons, I imagine.

Baby. Promotes a lack of respect for youth, human life and those who drool voluminously.

Biblical Figures. Religion is no laughing matter, except for that part about Noah fitting four million species of animals onto one boat.

Ballerina. Cruelly mocks the short, not to mention the waif-like.

Indian. Native-Americans have been oppressed, slaughtered and persecuted—imitation buckskin and feathers are the final insult.

Devil. Affront to demons and those currently possessed by demons; Satanists are people, too, all right?

Sports Figures. Belittles our heroes.

Convict/Prisoner. See "Sports Figures"—the groups often seem to overlap.

Fairy. Offensive to interior designers and choreographers. (Note: The same guideline applies to sprites and pixies.)

Priest. The Catholic church has enough to worry about without being the butt of jokes (if you'll pardon the expression).

Bandito. Racial stereotype; subtly condones handlebar mustaches.

Headless Horseman. Blatantly sexist; wrongfully pigeonholes equestrians; also involves another physical deformity—offensive to amputees and the headless.

Viking. Endorses razing; in addition, glorifies pillaging and ravishing.

Porky Pig. Insensitive to members of the Jewish-American community (as well as members of Weight Watchers).

Klingon. Unjustly hurtful to illegal, as well as resident, aliens. (See also "Characters from Star Trek.")

Hobo. Derides the economically and hygienically disadvantaged.

Professional wrestlers. Offensive to just about everybody. (See also "Sports Figures.")

Mermaid. Slights women and aquatic life simultaneously.

Daffy Duck. Unkind to those with speech impediments. (Same goes for Elmer Fudd and Barbara Walters.)

Phantom of the Opera. Unfeeling toward those with physical malformations; shows contempt for those committed to ridding the civilized world of musicals.

Ninja. Perpetuates stereotype of Asians; also promotes "lurking."

Albert Einstein. Insulting to those who have a problem comprehending the particle nature of light.

Chinaman. Sexist; racist; upsetting to immigrants and honor students.

Clown. Deeply offensive to Geraldo Rivera.

Aunt Jemima. Racially inflammatory; serves to exacerbate the already incendiary "pancake vs. waffle" debate.

Robin Hood/Merry Men. Suggests an intolerance for those with alternative lifestyles.

Aside from those costumes, you should be just fine. Get out there and enjoy your Halloween! Oh, and don't use the phrase "trick or treat." Hookers are people, too.

There is nothing funny about Real Estate, come check out Nucazza "A Smarter way to real estate"

What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

Questions for a Friday Funny Discussion

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Fri, 28 Oct 2011 08:26:20 -0700

Why isn't the number 11 pronounced onety-one?

If 4 out of 5 people SUFFER from diarrhea...does that mean that one out of five enjoys it?

Why do croutons come in airtight packages? Aren't they just stale bread to begin with?

If people from Poland are called Poles,then why aren't people from Holland called Holes?

If a pig loses its voice, is it disgruntled?

Why is a person who plays the piano called a pianist, but a person who drives a racecar is not called a racist?

If it's true that we are here to help others, then what exactly are the others here for?

If lawyers are disbarred and clergymen defrocked,
then doesn't it follow that electricians can be delighted, musicians denoted, cowboys deranged, models deposed, tree surgeons debarked, and dry cleaners depressed?

If Fed Ex and UPS were to merge, would they call it Fed UP? ?

I thought about how mothers feed their babies with tiny little spoons and forks, so I wondered what do Chinese mothers use. Toothpicks?

Why do they put pictures of criminals up in the Post Office? What are we supposed to do, write to them? Why don't they just put their pictures on the postage stamps so the mailmen can look for them while they deliver the mail?

If a cow laughed, would milk come out of her nose?

Whatever happened to Preparations A through G?

What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~

TEACHER ARRESTED BY TSA

Glenn Freezman (Nucazza LLP & Home Buying Evolution, & Family Abstract, Inc) — Wed, 26 Oct 2011 14:08:14 -0700

A public school teacher was arrested today at John F. Kennedy International airport as he attempted to board a flight while in possession of a ruler, a protractor, a compass, a slide-rule and a calculator. At a morning press conference, Attorney General Eric Holder said he believes the man is a member of the notorious Al-Gebra movement. He did not identify the man, who has been charged by the FBI with carrying weapons of math instruction.

'Al-Gebra is a problem for us', the Attorney General said. 'They derive solutions by means and extremes, and sometimes go off on tangents in search of absolute values.' They use secret code names like “X” and “Y” and refer to themselves as “unknowns” but we have determined that they belong to a common denominator of the axis of medieval with coordinates in every country. As the Greek philanderer Isosceles used to say, “There are 3 sides to every triangle.“

When asked to comment on the arrest, President Obama said, “If God had wanted us to have better weapons of math instruction, he would have given us more fingers and toes.” White House aides told reporters they could not recall a more intelligent or profound statement by the President. It is believed that another Nobel Prize will follow.

What is Nucazza? Find out all you need to know and how Nucazza can benefit you as a Realtor, Agent, Mortgage Rep or Home Buyer. We are here to work with Realtors, Brokers and Buyers to put the power back into the hands of the Buyer. Learn how you can be a part of this exciting opportunity for home buyers by clicking one of the boxes above. If you are a Realtor consider making more money with alternative commission models and get paid for the work you do. And contact me anytime for information on how you can benefit from this unique marketing opportunity. ~