speakers use filler words when they are not clear about their message. Mark Cooper just read a great article written by his friend ethan rotman.

take a pause before you resort to using filler words, your listeners will thank you for it.

my buddy Jay roth is a marketing guru, I enjoyed his blog this week, check it out

don't talk louder then your client, don't repeat yourself, don't talk nonsense. It seems so simple, but look at the people around you in business.

thanks jay!

Other agents have been asking Mark Cooper how commercial leasing works, here goes.

Mark Cooper has many office, retail and industrial listings in Marin County, but sometimes what he has available is not the perfect fit for a client, sure he shows his listings first, but then:

1) Mark goes to the clients place of business and finds out why they wish to move. Do they seek a better location, more visibility, higher foot traffic, more space, less rent, etc. How important is natural light, parking, and highway access.

2) Mark previews up to five properties a day, its a full time job. Mark Cooper prides himself in knowing the properties, Owners, and tenants.

3) Leasing commissions are paid by the landlord, A tenant gets Marks service for free, you can't beat that!

4) Properties are previewed, if something is a good fit the usu-able area is measured.

5) When a tenant is interested in a space, an LOI is written up (letter of intent), this is non-binding proposal to lease a space with the terms a tenant requests.

6) Once the terms are worked out, the lease is drafted and reviewed. Mark suggests that completed transactions and contracts be reviewed by a real estate attorney.

7) the lease is signed and a deposit is paid

8) Commercial agents are paid either in full at lease signing, or 1/2 at lease execution, 1/2 on occupancy when considerable build out, permits, or other delays are involved.

my buddy scott just sent me a great article he wrote:

 Inflation.  We all hear the word but do we all know what "inflation" means?  When most people think of inflation they think "higher prices".  Well, that is true...but sorta backwards...  Prices are higher during times of inflation but let's talk about what is really happening.

Prices are higher during times of inflation not because "things" are worth more...it's because dollars are worth less!  It takes more dollars to buy "things" because each dollar is worth less...!  So, if a shirt costs $10.00 today and we go through an inflationary cycle and the Dollar loses 10% of it's value that same shirt effectively costs $11.00.  The "cost" of the shirt goes up 10% because the purchasing power of every Dollar in your wallet (or bank account, or 401K, or SEP, or Money Market, etc, etc) drops by 10%!  Prices are forced to rise because it takes more Dollars to purchase goods during inflation.

Inflation sucks!  It sucks because while we sleep/eat/live our money & savings lose value....and we are virtually powerless to stop it.  When money is produced at a more rapid pace than a given economy grows the value of that money (currency) drops.  Our national economy is slowing lately and there has been a tremendous amount of currency thrown onto the market lately.  Inflation, while not currently imminent is certainly forecast......ouch!

The best way to hedge yourself against the loss of value in your savings brought on by inflation is to buy real estate or other "hard" commodities.  Some people buy gold or silver...but I propose that you're better off buying real estate.  Consider....

• Real Estate is "real"...ie, it doesn't ever completely lose it's value.
• Real Estate usually experiences appreciation over time.  I'm not talking about artificially high appreciation rates like those we've seen over the past 5-10 years...I'm talking a reasonable appreciation rate of 5%-10% annually.
• Real Estate ownership has some very advantageous tax implications....depreciation, expense deductions, etc...
• Real Estate can create income in addition to the tax benefits & appreciation.
• Real Estate provides pride of ownership.  Sure you can own stocks or bonds but you can actually drive by and see your real estate investment!
• Real Estate purchases can be leveraged.  Buyers with clean credit and sufficient income can leverage their cash with a mortgage loan to purchase & own real estate.

All the experts are warning that we're in for a bout of inflation...nobody knows when or for how long....this recent Worldwide Financial Shakeup has everyone sorta bamboozled!

When inflation strikes the best strategy is to Invest in Real Estate!!!  The real estate you buy with Today's Dollar will automatically be worth more "dollars" during an inflationary cycle....because each inflation-striken dollar is worth less!!       BUY REAL ESTATE NOW!!!!

As always, your referrals are greatly appreciated!!

check out scott's website when you have a chance: www.DiscoveryAustin.com

Mark Cooper of Keller Williams works closely with great residential real estate agents in Marin, San Francisco, and the East Bay. For over a year the residential market has been driven by short sales and bank owned properties. Mark Cooper has a great resource that works with the real estate agent, and negotiates short sales with banks when an offer comes in, they get short sales approved these guys are fantastic!

Historically, Short sales have taken over a year to close, agents new to the game will take any listing.  Jeremy Shoenig works closely with agents helping them be more selective before they take listings, and teaching buyers agents what to look for before making an offer to make sure the deal will close quickly without the headaches.

If you are considering a short sale in the SF bay area, call or email Mark Cooper 415-608-1036. Mark works closely with Real Estate Attorneys, Enrolled Agents, and the best short sale agents in town!

A few folks have asked about up front fees from the sellers, other services will ask for up front fees, these guys take 1% of the commission when it closes.

Still not convinced? click here to see more actual approval letters from banks on short sales!

Mark Cooper and his team at kw commercial handles Commercial Sales, Leasing, and Real Estate Investments in the San Francisco Bay area.

A recent client requested "distressed" NNN investments, fully leased, with actual 7+ caps, in the 1m price range, in a good locations. Here lies the problem, "Distressed" implies a high vacancy rate, a loan maturing with little or no equity, or deferred maintenance requiring capital improvements.

In this case I would swap the word "distressed" for "home run deal".

We see gas stations all the time for sale cheap, claiming to be 12+ caps. Yes, the rent is high, but the cost of required updates to the station may very well exceed the purchase price.

Sure there are deals out there, some sellers, including banks have begun to sell off performing assets to meet federal reserve deposit requirements, but even those properties are sold at market. Instead of expecting a "home run", be open for a "double" or "triple".

Determine your comfort level between price, cash flow, and appreciation. Historically, properties with high cash flow have less appreciation, and vice versa.

When clients ask for a "good location" for an investment purchase, how many miles from their home should be considered for property search? 20,50,100,200 miles? Do they plan to manage and maintain the property themselves? If so, how many hours a week are they willing to spend, and is this the best use of the buyers time?

Be sure to factor in vacancy rates, professional management, repairs, and new property tax rates at the purchase price. Always work with actual rents, not projected.

Each buyer and property are different, one person's "home run deal" can easily be a "fowl ball" for someone else.

Contact Mark Cooper with Kw Commercial to discuss your criteria for Real Estate Investments in the San Francisco Bay area. 415-608-1036 or email markcooper@kw.com

Yep the title above, "Winner, Winner, chicken dinner!" is from the Movie "21" starring Kevin Spacey. Wouldn't it great if we all could be winners? Well, now you can!

Mark Cooper and his commercial leasing team help clients negotiate great deals on office, industrial, and retail space in Mill Valley and Sausalito. Today's blog will be slightly off topic.

Mark Cooper was contacted by "Montessori De Terra Linda" last fall, asking for a donation to the school auction. Rather then come up with the average prize, Mark donated something really unique, 3 days and 2 nights camping in his 1965 Vintage airstream Safari trailer the weekend of August 14th 2009.

Response to the prize was overwhelming, rather then just allow, one winner. Mark decided to book the Olema Ranch Campground near Point Reyes for almost Two Full weeks and extend an invitation to his friends, family, clients, and business associates to camp in his Airstream at no cost other then the nightly campground fee of $42.

Its pretty booked up, but there are still some openings:

Tuesday 8/18 and Wednesday 8/19 OR Sunday night 8/23 and any consecutive nights you desire.

Check in is at 2pm, Check out the following day is at noon.

the trailer is 22' feet long, one queen bed & one full bed, fridge and small freezer (electric power) heat is gas or electric, microwave, gas stove, gas BBQ grill, gas hot water heater for sink or bathtub.

This trailer was in the 2008 Concours D' Elegance in Palo Alto. It has Mahogany Cabinets, Sunbrella upholstery, and Hawaiian bark cloth curtains.

Contact Markcooper@kw.com by email or call 415-608-1036 if you would like to discuss this once in a lifetime opportunity, camping in a vintage airstream!

Be sure to contact mark if you seek an office, industrial, or retail space in Mill Valley or Sausalito.

June and July of 2009 have been big months for Mark Cooper and his commercial real estate team in Sausalito. Leasing activity has really picked up, rates have dropped to $2 to $3 per square foot with lots of inventory on the market.

Mark Cooper specializes in Office, Industrial and Retail leasing in Sausalito and Mill Valley. Most leases are for five years, that means the 20% of all leases come due every year. Mark Cooper would be glad to come to your Marin County office, review your lease, and discuss your options and no cost. Mark's in depth leasing questionnaire will help determine what works and what doesn't with your current space. There has never been a better time to be in the market for Sausalito Office space.

Contact Mark Cooper with Kw Commercial at 415-608-1036 or email markcooper@kw.com

Mark Cooper and his commercial real estate team work with landlords and trusts to determine values and strategies with estates of five or more properties. Keep in mind, Mark Cooper is commercial real estate agent in San Francisco and Marin counties. He specializes in leasing for office, industrial, retail, luxury homes and condos in Sausalito, Mill Valley, and Corte Madera. Mark can't give tax advice, but the following are things to ask about with your tax advisers.

1) If the date of death for an estate is this year (2009), the first 3.5m is excluded from inheritance taxes.

2) you can prevent property tax reassessment by using "parent to child" and "grandparent to grandchild" exclusions. There are limits to the amount not being reassessed, but the limit is not the total of the fair market value of the property in an estate, but the total of the assessed values of all properties from property taxes, A building may be worth 5 mil today, but the property tax bill is used for value, (which is a very good thing for properties that have been in the family for years, thank you prop 13).

3) If heirs opt to buy each other out of properties, be careful of capital gains and property tax reassesment. The selling partner will either be required to pay capital gains on the difference between the basis and the sale price, or do a 1031 exchange.

4) keep in mind a 50% or greater transfer of ownership will trigger reassessment on the fair market value of the portion transferred, If an heir intens to purchase a trust property, rather then buying a partner out of a property, consider deeding it directly when it comes out of an estate and paying the other beneficiary with cash or another property. Another choice would be to leave the partner on title for 5% and only buy him out of 45%, (avoiding reassessment).

5) when multiple heirs inherit a property, it can be appraised, then a "fractional ownership deduction" may be taken from the value, this can be a reduction of up to 25%. The theory is, if the property were to be sold, its less likely that multiple owners could agree on sale terms, price, and a time frame. This reduces the likely hood of the property selling.

call or email markcooper@kw.com 415-608-1036 for a valuation of your commercial and investment properties. Mark Cooper works closely with real estate attorneys and tax advisers allowing him to step back and look at the big picture when determining a game plan to buy, sell, lease, or refinance.

Rental Application  ($20 fee required) markcooper@kw.com 415-608-1036  Fax (415) 383-2510
  

Name ___________________________ Cell Phone: ______________        Home Phone:___________ 

Social                                               Drivers                          Date of                   

Security #___________________License.____________Birth _________ E-mail __________________

Present Address ______________________________________________________________________

Length of stay __________ Rent $ _______ Reason for moving ________________________________

Owner/Manager ______________________________________________  Phone: _________________

Previous Address _____________________________________________________________________

Length of stay __________ Rent $________          Reason for  moving?__________________________

Owner/Manager _______________________________________  Phone ________________________

Name & relationship of every person to live with you, even if only temporarily (include ages of minors)
Do you have any pets?

___________________________________________________________________________________

Credit rating scale: how would you informally grade your credit  500 to 850  (850 the best): _____________

Present

Occupation _____________________            Employer _______________________ Phone ___________

            How long with this

            Employer? _______________            Supervisor _____________________   Phone ____________

Previous

Occupation _____________________            Employer _______________________Phone ____________

            How long with this

            Employer? _______________            Supervisor ______________________Phone ____________

Current Gross Income Per Month (before deductions) $________________

List sources and amount of other income ___________________________________________________

Amount of alimony and/or child support you receive $ ____or pay $ ______ Bachelor Degree:  yes / no

Account:  Bank _____________________________Branch _________________ Balance ____________

Account:  Bank _____________________________Branch _________________ Balance ____________

Credit Card: ____________________Average Balance___________Payment_______

Other Credit line  ________________Average Balance___________Payment______

Ever filed bankruptcy? _____ Ever been evicted? ______ Ever been convicted of a felony? ____________

Have you ever made any late rent payments?______  How many?______    Foreclosure ____________

Vehicle(s)

Make(s) ________________ Model(s) ______________ Years(s)____________ License(s)___________

Personal

Reference ___________________________ Address ________________________  Phone ___________

Contact in

Emergency __________________________ Address ________________________  Phone ___________

Anticipated length of occupancy:__________________________________________________________

I declare that the statements above are true and correct.  I authorize verification of my references and credit

as they relate to my tenancy and to future rent collections.   Good credit score is required. 
 

Signature __________________      Date ________          Application for Unit #_________             
                                      
Date Needed:___________
 

    MUST BE 100 % COMPLETE OR WE WILL NOT RUN THE REPORT  Fax to: (415) 383-2510