To all of my fellow Realtors out there, here is a bit of a wake-up call. If you are using a free email service such as AOL, Yahoo! and any other that places ads at the bottom of your emails, you may not be getting through to your intended recipient!

SPAM is a huge issue for internet users these days. The statistics are mind-boggling. According to SpamCop.net, there have been 3,839,116 SPAM messages sent in the last 24 hours. This is averaging 64.2 messages per second. Last year they estimate that 1,014,443,942 SPAM messages were sent. This is about 90% of all the messages sent. This is on the rise every day. As Security providers such as McAfee and Symantec add to their filters, less and less is getting through. Good news... usually.

Again, if you are using an email service that places ads on your emails, you MUST follow-up with a phone call. You contact with other Realtors and Clients can be crucial to your Buyers and Sellers! "Time is of the Essence" and where does the time go if your message is not received? Many of these email messages will be filtered into SPAM or Junk-Mail Folders, never to be read. It happens all of the time. Depending on how users have their email clients, like Outlook for example, set-up, these messages could be automatically deleted. "Didn't you get my email about it?" "No, I have not gotten anything from you." OOPS! Opportunity missed. Credibility and reliability are out-the-window!

Free email services are not free! These ads on the emails are how the provider makes money. If an end user clicks on the ad, the provider either makes a few pennies per click or if they actually buy the product or service. You are doing their marketing for them every time that you send an email.

Get smart and get an email account that does not have such ads. Most Realtors with National and Regional Brokerages have access to email accounts through their brands. If not, buy a domain name with email. You can usually get one for as little as $10 per year. You do not need a web site to have your own email address without any ads. Not to mention, you will look for professional! If you would like more information, feel free to email me... with any luck, I might just get your message.

Who else is wasting cell phone minutes with these calls from places trying to sell us leads? I am getting 2 or 3 calls a day lately. I guess they feel that we are desparate in this market.

Anyway, here's what they do. They throw up some web site that allows internet searchers look for properties in any given area. They collect their names and email addresses and try to sell them to us. No strong leads, just anyone who is willing to submit their information on their site.

Here's what I do now; Phone rings, I answer (of course). They start, "Hi Todd, this mr./mrs. friendly name from so-and-so-location..." I say, STOP. "Are you a referral service?" "Yes" they state. I say, "Are willing to be paid at closing if I sign a Compensation Agreement or are you looking to be paid upfront?"

CLICK!

They usually hang up before I can ask to be removed from their list. Try it. If they are willing to be paid at closing, they are a legitimate company with real people looking for homes.

As many of you know, it is getting harder and harder to get financing on a mobile home. It is now at the point that the most likely way is with an FHA Insured Loan. Here are a few things to know and to look for before listing;

1. If the home has been moved from it's original put-down site, it can not be financed with FHA.
2. The home must be on a permanent foundation with the tie-downs secured to the footers. Not soil anchors.
3. It is recommended that there be mortared concrete block perimeter walls.
4. There must be Crawl Space doors in place.
5. The Piers supporting the home are best mortared or wrapped.
6. The footers must set below the Frost Line.
7. There must be a HUD label on each section of the home. This states that the home was constructed under HUD guidelines.
8. There must be at least a 4' x 4' pad or landing outside each entrance. This includes decking.
9. Decks that are attached need vertical rail spindles that are spaced no more than 4" apart from each other on all sides.
10. Stairs need handrail. Interior and exterior.
11. The underwriting of the FHA loan will require an Appraisal that is at least the contract sale price of the home.
12. Underwriting will require that the foundation home be inspected by a Structural Engineer. The report must stipulate that the home meets the FHA guidelines for a permanent foundation.
13. Generally, the rest of the home should be above average in condition and that there is an operational heating system in place.
14. In most cases, an FHA loan requires that the buyer put at least 3% down (97/3). This can include the monies used for Inspections, Appraisals & Engineers.

There can be more required. This should give you an idea of what to look for before you decide to list these types of homes. It can be a long and difficult road to get the financing in place and keep the Sellers and Buyers happy. Good luck!

Buying a home is a big decision and a personal one.

You need the right person to find a home that suits your needs. 

So you've decided to buy a home. 

Purchasing real estate is a complex and major transaction with many details to be handled.  Depending on the laws in your state and the business arrangement you have with a licensed real estate agent, that agent may actually be negotiating for the seller, not you the buyer.  The best way to be certain that an agent is working in your best interests is by signing a buyer representation agreement with an agent.

What is a Buyer Representative?

A real estate buyer's representative represents the buyer who is purchasing property in a real estate transaction.  Research by the National Association of REALTORS has shown that when a buyer's representative is used, the prospective buyer found a home one week faster and examined three more properties than consumers who did not use a buyer's representative.

The buyer's representative works for, and owes fiduciary responsibilities to, the real estate buyer and has buyer's best interests in mind throughout the entire real estate process.  A buyer's representative will: 

*    Evaluate the specific needs and wants of the buyer and locate properties that fit those specifications. 

*    Assist the buyer in determining the amount that they can afford (pre-qualify), and show properties in that price range and locale. 

*    Assist in viewing properties -- accompany the buyer on the showings, or preview the properties on behalf of the buyer to insure that the identified specifications are met. 

*    Research the selected properties to identify any problems or issues to help the buyer make an informed decision prior to making an offer to purchase the property. 

*    Advise the buyer on structuring an appropriate offer to purchase the selected property. 

*    Present the offer to the seller's agent and the seller on the buyer's behalf. 

*    Negotiate on behalf of the buyer to help obtain the identified property -- keeping the buyer's best interests in mind. 

*    Assist in securing appropriate financing for the selected property. 

*    Provide a list of potential qualified vendors (e.g. movers, attorneys, carpenters, etc.) if these services are needed. 

*    Most importantly, fully-represent the buyer throughout the real estate transaction. 

The Buyer Representation Agreement

It is important for the buyer to discuss the buyer's representative's compensation in the initial interview.  In many cases it is recommended that the buyer and the buyer's representative agree to the terms of compensation prior to viewing properties, and sign a written agreement based on those terms.  The agreement should spell out the responsibilities of both parties throughout the real estate process. 

In some states, legislation has been enacted to protect the buyer to the point that, absent a written agreement, the buyer's representative represents the buyer throughout the real estate transaction.  Consult your REALTOR for complete details when you begin the purchase process.  

Why you should use an Accredited Buyer's Representative (ABR) 

Why should you look for the ABR designation before looking for a home? These three letters after a REALTOR's name tell you that you will be working with buyer representative who is committed to your best interests.  The ABR Designation is awarded by REBAC to those REALTORS who have met the specific educational and experiential criteria needed to provide the high level quality service required by REBAC (Real Estate BUYER'S AGENT Council).

About the Real Estate BUYER'S AGENT Council  (REBAC) 

The Real Estate BUYER'S AGENT Council, REBAC, was founded in 1988 to promote superior buyer representation skills and services. An affiliate of the National Association of REALTORS since 1996, REBAC's membership now numbers well over 40,000 and is the worlds largest organization of real estate professionals concentrating on buyer representation. Members who meet all course and professional experiential requirements are awarded the ABR (Accredited Buyers Representative) and/or ABRM (Accredited Buyers Representative Manager) designation(s). Both are the only designations of their type recognized by NAR.

The ABR designation is geared towards agents who wish to enhance their buyer representation skills, and provides proof to prospective buyer-clients of their proficiency at servicing the special needs of buyers. The ABRM designation, on the other hand, is intended for owners, brokers and managers who have or intend to incorporate buyer representation into their company's service offerings.

Contact me if you'd like more information or need to locate an ABR in your area.