Most people know about going to Tax Lien and Tax Deed auctions and consider these to be the only two ways you can make money investing in Tax Delinquent Properties.

However this like saying that putting a fishing rod with a fly into the sea is the only way to fish. It is ONE way but for sure not the only way.

Here are some additional ways you can profit from Tax Delinquent property investments.

1. Buy multiple years of Tax Lien Certificates over the counter from the county and immediately proceed to foreclosure.

2. Buy the list of Tax Lien Investors from the County and ask them to buy the Tax Lien Certificates (TLC)  from them. Remember, times and circumstances change and a Tax Lien Investor who might have had lots of money to invest a few years ago might be strapped of cash right now and willing to sell that TLC for a discount. Once you have multiple years of TLCs proceed to foreclose immediately.

3. My Favorite method. Buy the Properties directly from Tax Delinquent Property owners prior to the auction for pennies on the dollar. All you need to do is find out who of the sometimes VAST lists of tax delinquent properties might be willing to sell the property for a steep discount because they have given up on their property. I have developed such a method to filter these lists.

Any of these methods will bring you properties for as little as 5-10% of the true market value (meaning a property worth 20,000 can be bought for as little as $500 to $1000) without any measurable competition.

And the best is that you can do almost everything here from the comfort of your home. All you need is a computer, internet access, a small printer, a telephone, and some postage.

Would you like to know more about Investing in Tax Delinquent Real Estate?

Go to http://tinyurl.com/68gwjd to claim your FREE "Land for Pennies Special Report".  You will also receive instant access to the exact steps you can buy tax delinquent land and homes for as little as $100 Free and Clear and resell them quickly for Thousands more!

 http://tinyurl.com/68gwjd

:: :: Information Deemed Reliable But Not Guaranteed. :: ::

It is human nature to compare. And if you are in the real estate industry it's more important than ever before that you know how what you are doing compares to what the competition is doing.

The results of a recent survey administered by VHT, Inc. highlights some interesting insights into what is going on in the world of real estate marketing. With more than 1,300 respondents, the survey does a decent job providing a national, multi-tiered look at how real estate professionals allocate marketing dollars for print, television, direct mail and online marketing activities.

Here are some of the most interesting findings:

What is Being Spent per Listing?
Agents who have been around longer than five years (five to 10 years 23.8%; 10+ years 38.6%) spent, on average, $864 per listing. Agents with two to five years of experience (34%) spent, on average, $675 per listing.

· $250-$500 (24.5%)

· $500-$1,000 (20.6%)

· $1,000+ (25.2%)

• Depends on the listing (18.8%)

What is the Average Listing Price?

· Less than $250k (8.9%)

· $250-500k (59%)

· $500k-$1M (23.2%)

• More than $1M (8.9%)

How Many Listings did You Manage Last Year?

· Five-10 Listings (30%)

· 10-20 Listings (34.8%)

• 20+ Listings (20.6%)

Use of the Internet
For more than a few years, consumers have been leading the way online but the survey shows the real estate industry, as a whole, is still slow to go there.

What are the Most Common Marketing Methods?

· Brochures (90%)

· Postcards (88%)

· Newspaper Ads (83.3%) (Significant portion of budget, 20.4% rated it "effective", 49% rated it "very effective")

• Purchase TV Ads (41.1%)

Agents felt that online ads and signage are "more valuable" for promoting a property. But when asked what their sellers felt was important, 92.4% said that their sellers mentioned newspaper ads. However, Agents struggle to know the right mix of both online and offline marketing methods.

How are Agents Using Online Advertising?

· Realtor.com, CraigsList and Google were the top national Web sites used by agents.

• 39% of agents have an average of five-10 different destinations for their listing and 24.5% have 10-20 different destinations.

Are Agents Confident They are Getting a Return on Their Marketing Investment?

Agents state that it is difficult to find much information before or after their media purchase to provide a benchmark for how successful a marketing program will be, as only half of their media partners provided statistics to track the response and effectiveness of their media purchase.

The biggest challenge facing real estate professionals is the ability to track results, manage multiple input forms, and retype listing information for a variety of media services. Respondents have a "strong desire" to have a one-stop, one-click solution for their media purchase, collateral printing and asset distribution needs.

When asked how their media buying process could be improved, 27% said they needed an "easier" process, 16% replied that they wanted "more statistics," and 18% stated they needed a one-stop distribution mechanism.

Savvy agents also realize that quality visual content, like video and professional photography, reap a much higher return on marketing investments.

:: Information Deemed Reliable but Not Guaranteed. ::

:: Information deemed reliable but not guaranteed. ::

Dear Valued Partner,

On July 30, 2008, the President signed H.R. Bill 3221, also known as the Housing and Economic Recovery Act,  into law.

Effective January 1, 2009, the Bill raises GSE (Fannie Mae, Freddie Mac) loan limits to the greater of $417,000 or 115% of the median housing price in the area, up to a maximum of $625,500.  

 Effective January 1, 2009, the Bill also permanently raises FHA loan limits to the greater of $271,050 or 115% of the median housing price in the area, up to a maximum of $625,500. 

 HECM loan limits will likely be raised to $417,000 or 115% of the median housing price in the area, up to a maximum of $625,500.  The exact loan limits will be announced by HUD in a mortgagee letter, as well as the effective date that the limits will be implemented.

Other important points of the bill include:

 1)  Seller participation in downpayment assistance loans is being eliminated effective October 1, 2008.  The bill also prohibits downpayment assistance from 'any other person or entity that benefits financially from the transaction.'  As well as 'any third party that is reimbursed, directly or indirectly, by any of the parties above.'

 2)  FHA Downpayment Requirements will rise to 3.5% of the appraised property value.

 3)  A tax credit of up to $7,500 for first-time homebuyers will be allowed.

 4)  A 12-month moratorium will be imposed upon implementation of specified risk-based premiums designed for mortgage lenders to offer borrowers an FHA-insured product that provides a range of mortgage insurance premium pricing, based upon the risk the insurance contract represents.  This 12-month period begins October 1, 2008.

Click here to obtain a copy of the bill.

Sincerely,

Luis Echevarria

Ticor Title | http://luisechevarria.thenewticor.com |

Information deemed reliable but not guaranteed.

==> Software Breakthrough!

Here's the announcement savvy real estate investors have been waiting for...           

 Lyle Reichenbach has recently finished developing a super real estate software program titled "Slick Subject To Software"®.

He's been working on it for several months and it turned out just AWESOME! 

http://oork.com/8bq7h

The "so simple" real estate  software arranges all the vital and necessary paperwork so it's a snap for any real estate investor to do "subject to" and Short Sale deals with complete confidence!  

Get this - now you can custom print  your completed "subject to" and short sale transactions in minutes with "Slick Subject To Software"®. 

==> "Subject To" Documentation Made Simple!

Forget about those hours of finger cramping hand-writing.  Forget about  neglecting to complete all necessary forms.  Forget about any uncertainty and worry about screwed up documentation.

Now you can have every necessary form at your finger tips with this amazing  software program.  It guides you, step-by- step,  through every "subject to" and short sale deal, so you exude the calm confidence of a battle tested pro.

==> Every Essential "Subject To" Form

Listed below are all the forms that are included in this powerful software program.  Plus... you'll find a variety  of BONUSES, including  HUD-1 forms, EPA forms, etc...  all the documents a bank demands for a short sale!

http://oork.com/8bq7h

• This is a mail merge program that works with Microsoft Word. 

Lyle introduced this "must have" program at meetings of real estate investor clubs.  He knew he had a winner when members jumped up and gave the software rave reviews.  

Even if you have a title company or attorney "close" your "subject to" deals you can save a fortune by loaning them this investor friendly computer program. The included land trust alone would cost you hundreds of dollars to have professionally prepared!

http://oork.com/8bq7h

Luis Echevarria
Title & Escrow Consultant

P.S. Buying property with existing loans remaining in place is the magic bullet in today's real estate investing environment.  No credit checks and very little (if any) cash needed.  Now you can have an expertly crafted software program that makes those deals EASY!

Lease/Options can be fun and profitable, but there are certain pitfalls. The following are some practical, legal and tax tips I have learned from doing many lease/options deals over the years.

Protecting Your Option

Lease/options are great, except when the seller decides not to live up to his end of the bargain. Sure, you can always sue the seller to force him to sell you the property, but this can cost you thousands of dollars in legal fees and take years to accomplish. You need to be in a better position if you want your investment to be protected.

Here are three good ways to protect your option:

Record the Option. If your option was signed before a notary, you can record your option in the public real estate records. This will give the world public notice of your interest. If the option was not notarized, you can sign an affidavit called a "memorandum of option" and file it in the real estate records where the property sits. Keep in mind that this does not create a lien, it only creates a "cloud" on the title.

Escrow the Deed. If your seller has died or disappeared, you will have a big problem getting him to sign a deed. An escrow should be created up front in which a title company or attorney holds an executed deed. When you are ready to exercise, you simply tender the money to the escrow agent and collect the deed.

Record a Mortgage. Typically a mortgage is recorded to securepayments on a promissory note. A mortgage can be recorded to secure performance of any agreement, even a purchase option. You as optionee (buyer) will now be a lienholder, in the same position as a secured lender. If the seller refuses to sell the property, you foreclose. Now the seller has to go to court to protect himself, rather than the other way around.
Avoiding The "Equitable Mortgage"

Tenant/buyers who default on a lease/option do not always go away quietly. Sometimes, they fight the eviction and go into court kicking and screaming, "I HAVE AN EQUITABLE INTEREST IN THE PROPERTY." What they are arguing is that the lease/option is not a landlord/tenant relationship, but rather a seller/buyer relationship. If the Judge agrees, your lease/option is "re-characterized" as an installment land contract. This may require you to foreclose the tenant, not just evict him.

Here are some tips for avoiding the equitable mortgage:

Use Separate Agreements. Give your tenant a lease and a separate option agreement. Make certain the lease does not refer to the option. More than 75% of the time, the tenant loses his paperwork.

Keep Your Term Short. Do not give tenants more than one year lease/options at a time. If the tenant insists on three years, give him a one year with 2 rights to renew. Draw up a brand new lease and option agreement each time he renews. If you give a cumulative rent credit, raise the purchase price each time.

Take a Security Deposit. Sellers don't take security deposits, landlords do. Make it look like a landlord/tenant relationship, even if the security deposit is small.

Pay the Taxes and Insurance. Do not let the tenant pay the taxes and insurance. This makes it look like a sale.

Don't Give Large Rent Credits. The more "equity" the tenant has, the more likely a judge will favor an equitable mortgage.

Watch Your Language. Refrain from using the words "credit," "seller" and "buyer" in your agreements. Instead, use the words "non-refundable option," "landlord" and "tenant."
Sell Your Option for Capital Gains Treatment

If you lease/option, then sub-lease/option, we call this a "sandwich." When your subtenant is ready to buy, you simultaneously "buy and flip." This profit is taxed as ordinary income. If you held the option more than a year, you may qualify for capital gains treatment. Instead of selling the property, sell your option and let your subtenant exercise it directly from the owner.

Take A Loss On Your Personal Residence

As you may know, you cannot write off a loss on the sale of your personal residence. However, if you lease/option the property you may be able to convert it to a rental and take a capital loss when the buyer exercises.

Make it a Prosperous Day!

Luis Echevarria - Title & Escrow Consultant

Visit "The #1 Legal Resource for Real Estate Investors" 

About the Author
Bill Bronchick, CEO of Legalwiz Publications, is a Nationally-known attorney, author, entrepreneur and speaker. Mr. Bronchick has been practicing law and real estate since 1990, having been involved in over 600 transactions. He has appeared as a guest on numerous radio and television talk shows including CNBC Power Lunch. He has been featured in Who's Who in American Business, Money Magazine, the Los Angeles Times and the Denver Business Journal. William Bronchick has served as President of the Colorado Association of Real Estate Investors since 1996.

Information deemed reliable but not guaranteed.

Once you've secured a firm commitment as to the desired community, the next step is to determine their desired features in a home. Ask, "What are the specific elements you are looking for in a home?"

     Make a point to take notes as they list each desired amenity. A simple yellow legal pad is the best tool you can have at this point. Prod and question. Build a list of desired amenities.

     Now we will begin the very enjoyable process of elimination which will save you a great deal of time, frustration, and gas if done right - and early on - right now. Done right, you can very effectively reduce the average number of homes you'll eventually view from the national average of twelve to around four, tops.

Once you have a "list" of all the desired features and amenities, begin working down the list and eliminating everything that is not 100% essential. If, for example, the buyer has stated that three bedrooms, a two-car garage, den, formal dining room, and fireplace are the only essential features he or she wants, you can proceed by asking, "If I have a property that has three bedrooms, two-car garage, den, and formal dining room but lacks a fireplace - should I eliminate it from consideration altogether? Should I not even submit it to you?" Your goal is to determine what is absolutely 100% essential versus what is only a preference.

     Continue to ask similar questions regarding each item on your list. When you're done, the list should be somewhat shorter and more accurate than what you began with. You will have effectively eliminated the need to have to look for features and amenities that may not be "important" after all.

     Another technique you can use to help clarify your buyers unconscious desires is to ask, "What style of home did you grow up in?" Many people will naturally gravitate to the same style of home they were raised in, unconsciously, and if you can locate a property with the desired features they've outlined AND match the style of home they were raised in - you will, in most instances, have a done deal.

This is a very, very, powerful technique. Use it!

Make it a prosperous Day!

Luis Echevarria - Title & Escrow Consultant (866) 606-0533

Have a transaction to open?  We handle National Escrow & Title!  Specify Luis Echevarria and Alliance Title!  And thanks for your support! EMAIL ME YOUR ORDER AT: openorders@luisechevarria.com

This material is for information purposes only. Alliance Title Company assumes no legal responsibility for any use or misuse of the information.

For those of you who just love to get on the phone, there is a way to call FSBO's and get appointments without ending up feeling beat-up and bloody. You know that the lure or bait that we often use in the lead generation two-step ads is a "Free Special Report".

A free report can also be used when calling FSBO's in a way that you won't feel like you are begging or badgering them and you will set yourself apart from the masses of other agents.

The technique is to call them and say something like this:

"May I speak with the owner of the home for sale please."  

This is the owner. 

"This is Super Agent with Super Realty tell me -  have you sold your home yet?"

  No, we haven't sold it yet, and we are not listing with an agent. 

"I understand that. Let me ask you this, are you cooperating with real estate agents - by that I mean  if an agent brought you a qualified buyer at a price acceptable to you, would you being willing to pay at least a partial commission?"

Well, we might pay a couple percent.

"Great. My office is currently working with a lot of qualified buyers, and over the years we have sold a lot of for sale by owner homes on a partial commission basis. What I need to do is stop by your home to take a quick look to see if it matches up with the needs of any of our current buyers. It will only take 10 or 15 minutes,  and I will not be trying to pressure you to list or anything like that. In fact,  I have a new special report called "How to sell your home yourself, for the highest possible price, without paying a big commission". It is very informative and I will bring a free copy to leave with you when I stop by. I can stop by this afternoon or tomorrow morning, which is best for your schedule?"

I will be home this afternoon.

"Wonderful! I will stop by between 3:00 and 4:30. What is the address there? And your name..."

That's it. It is really simple to get a FSBO appointment!

Make it a prosperous Day!

Luis Echevarria - Title & Escrow Consultant -(866) 606-0533

Have a transaction to open?  We handle National Escrow & Title!  Specify Luis Echevarria and Alliance Title!  And thanks for your support! EMAIL ME YOUR ORDER AT: openorders@luisechevarria.com

This material is for information purposes only. Alliance Title Company assumes no legal responsibility for any use or misuse of the information.

These formulas are used to measure the results of your various programs and campaigns. You need to measure the results in order to determine their profitability. If you make money - keep it. If not, ditch it. You cannot know, for sure, which is the case unless you measure the results.

1. Response Percentage

Direct mail: responses received divided by pieces mailed

(100 responses/5000 pieces = 2% response)

Space ads: responses received divided by number of circulation

(100 responses/25,000 circulation = .004% response)

TV/Radio: responses received divided by number of audience

(100 responses/500,000 audience = .0002% response)

2. Cost Per Lead

Total cost of program divided by number of leads generated.

(100 leads/$1500 direct mail campaign/100 lead = $15 per lead)

3. Cost Per Sale

Total cost of program divided by number of sales generated.

(Program Cost $2500/4 sales = $625 cost per sale)

There are any number of different mathematical formulas relating to direct marketing, however, these three are the primary ones you should concern yourself with.

The bottom line is simply to crunch you number to determine whether or not your marketing campaign is economically feasible. If you break even or make money, then you should consider keeping it. If you lose money - see ya.

Keep in mind, however, that the real estate business is often a long term business meaning that a lead today might not turn into business until 6, 12, even 24 months down the road. That is not the fault of your marketing program which produced the lead, it is simply the reality of our business.

Keep in mind also response is the key. It doesn't make a bit of difference what anyone says about your campaign, about how much everyone is making such a big deal out of how good it is, how great it is, how beautiful your art work is, or whatever. It doesn't even matter what YOU think. The only thing that matters is what the receiver thinks and how they respond. Test for response.

Make it a prosperous Day!

Luis Echevarria

Title & Escrow Consultant

(866) 606-0533

Have a transaction to open?  We handle National Escrow & Title!  Specify Luis Echevarria and Alliance Title!  And thanks for your support! EMAIL ME YOUR ORDER AT: openorders@luisechevarria.com

This material is for information purposes only. Alliance Title Company assumes no legal responsibility for any use or misuse of the information.

The best ways to stand out among the competition of conventional minded sellers when trying to sell a property

(Letter to old, dear friends/family)

Dear Bob and Bobbi,

It was great, just great, talking with you on the phone the other day. I can't get over how big little Bobbette sounds. Wasn't it just yesterday that we were all double dating down on the Boardwalk?

Man, time goes so fast, doesn't it?

Well, guys and gals, I want to run an idea past you and get your opinion. No big deal, just a new program I'd like to start implementing as part of my real estate business (which is going just great by the way, thanks for asking!). Anyway, one of my biggest challenges is marketing for new customers - you know, someone looking to buy or sell a house. Misty and I figured that it costs us around $100 or so to "find" a new customer - be it through newspaper ad or whatever. Yeah, no kidding - a $100! Can you believe it? Not that I'm complaining or anything. Oh no, no whining here.

Anyway, what we're looking to do is offer YOU and YOURS a portion of this money if you can help us to reduce our costs. We call it our Reward for Referrals program. It works like this:

For every referral you send our way that becomes a buying or listing customer of mine, you will receive your choice of the following rewards:

An all expense-paid trip to the Bahamas for 4 days and 5 nights (Ha! Just kidding!!)

• A $50 cash-in-your-pants "thank you."

• A $50 rebate to the person you referred.

• A $50 dollar donation to your favorite charity.

• A $50 gift certificate from any mall.

So, keep us in mind, will you. Not so much for the reward, but because we're friends and you know that I will do the best possible job for anyone you send my way.

Here's lookin' at ya -

REFERRAL FORM

Please make it easy on me, will you? If you use this form when sending referrals my way, I can more readily keep track of your referrals and provide them the professional service you're counting on. Besides, I else will I know who to send the "Reward" to? Thank again, and feel free to call me if you have any questions or concerns...or maybe just to chit-chat!

Your Name:____________________________________________________

Address:______________________________________________________

City:________________________________State:_____Zip:_____________

Home Phone:_________________Work Phone:_______________________

Please initial:

__________ Yes, we are 100% comfortable in using our name when you contact our referral. We've told them all about you and your wonderful service. They are anxiously awaiting your call!

__________ Yes, we are 100% comfortable with you using our name when you call, however, we haven't had the chance to really tell with them about you.

__________ No, please don't use our name when you call. Thanks.

Referral's Name:_________________________________________________

Address:________________________________________________________

City:_____________________________________State:_____Zip:__________

Home Phone:____________________Work Phone:______________________

Address:________________________________________________________

City:_____________________________________State:_____Zip:__________

Home Phone:____________________Work Phone:_________________________

************************************************************

Testimonials will lend instant credibility to your services. Use them!

Make it a prosperous Day!

Luis Echevarria - Title & Escrow Consultant - (866) 606-0533 

Have a transaction to open?  We handle National Escrow & Title!  Specify Luis Echevarria and Alliance Title!  And thanks for your support! EMAIL ME YOUR ORDER AT: openorders@luisechevarria.com

This material is for information purposes only. Alliance Title Company assumes no legal responsibility for any use or misuse of the information.