Buyers beware of REO contracts and preferred settlement companies. - 03/31/08 02:05 PM

With the banking industry becoming more frequently involved as part of the seller's side of a transaction, it has become necessary to go over the REO department or Loss-mitigation department's required paperwork with a fine toothed comb.
Key item to watch out for?  The reluctance of the bank or institution to pay for owner's policy title insurance or for the seller's share of settlement charges.
In this market, many buyers are first time home buyers.  These FTHB contracts are usually sent in requesting a concession from the seller to the buyer for closing costs.
To further complicate the issue, the institutions are usually requesting … (12 comments)

When writing offers in a buyer's market, use this skill to your advantage! - 03/29/08 10:29 PM
So, here we are in a buyer's market.  At least in Arizona.
Sellers know that it is a buyers market but their pride may get in the way.  On top of this, a listing agent that has a property that is overpriced may be afraid of explaining why their seller should take a lower price than they were originally told at the listing appointment.
Combat this with Ninja skills
Throw different, less important requests at the seller to try to get their eyes off of the ball!
Ask for an item to stay behind.  Chattel property works well.  Wierd things so they can feel like … (11 comments)

Getting shows and potential sales for open houses! A Mesa property to sell! - 03/28/08 01:10 PM

We have an agent doing an open house this weekend and we want no less than 25 shows!
How are we going to do this?  Let's start with a positive attitude:
Example:  Two shoe salesman were sent to Africa to help a company expand its global market share.  Upon arriving, each sends back an email:
Salesperson 1:  "I've been here for a week.  Cannot sell shoes here.  Things look dismal as nobody wears shoes."
Salesperson 2:  "Send more people!  Need reinforcements and lots of stock!  Everyone here is currently barefoot!"
Open houses will get shows if you can show up early.  One or two days early, … (18 comments)

Tempe, Chandler, Gilbert, Mesa, Ahwatukee and Scottsdale Road Closings - 03/28/08 05:01 AM
For East Valley residents in Arizona regarding important traffic update!  If you don't live around here, skip this and go to the next post on Push those home prices down so we can all get along with our lives! below.
This weekend, the East Valley will be having rubberized asphalt and other freeway improvements done.
Since the real estate market is picking up, be aware of the weekend closures: http://www.eastvalleytribune.com/story/112346 Be safe with showings this weekend! … (2 comments)

Push those home prices down so we can all get on with our lives! - 03/28/08 12:54 AM
 
A depression is either a long recession or a severe recession.
Let's see if we can avoid the depression by getting back to normal!
If agents can push housing prices down to levels that are fundamentally sound, and do this quickly, consumer confidence can increase.  The increase in consumer confidence will in turn cause consumption to return to healthier levels.
As an agent on the listing side, your job is to get a property sold.  There are two factors, price and time, that will be used to calculate customer satisfaction.  Sell for higher than market in a short time-frame and … (16 comments)

First Time Homebuyers: "Please handle with care!" - 03/26/08 11:15 AM
We as an industry need to show care and concern to protect the First Time Homebuyers!

When I ask a first time homebuyer, "What made you decide to purchase a home, now?"  They usually respond:
"Well, the market has come down so much that I figured that this would be a great time to buy!"
Thank goodness I was able to get to them first before someone sacrificed them to an overpriced listing.
We've got to realize that we've got to protect this new wave of buyers from becoming cannon fodder for overpriced sellers.  We have to spend time educating … (21 comments)

FHA DPA's: Agents earn "sales" bonus of $250.00 to $650.00 using it! - 03/25/08 03:58 PM
In a market plagued with agents unaware of shifts in strategy, "know how" with FHA Down Payment Assistance programs could get you a nice bonus!  Best part about it?  It is a WIN-WIN-WIN situation.
SELLER sells their home!  BUYERS go from rent to own!   AGENT sells a listing!!
Now that FHA maximums have been increased, raise the price on your inventory and you move a home and get a bonus!
Buyers are looking for opportunity with low risk factors.  Show the market how a home can be purchased easily and you increase your chances to sell.  Show the buyers they can … (11 comments)

Letter to tenants prior to listing an occupied home. Please advise! - 03/24/08 09:47 PM
Since there are so many great suggestive posts on AR, and since I have already benefitted by reaching out for agent suggestions on another issue, I hope to get some feedback that could better help the agents I help.
I have recently been asked by several agents for any assistance I may provide them in contacting tenants.  The request was to help accomplish two objectives:
Inform them of their property possibly changing owners. To reach out and invite them to consider purchasing a home in a great buyer's market. Please provide any insight or recommendations as you see fit.
Here goes:
… (8 comments)

Home Staging, Good Luck If You Don't Use a Home Stager! - 03/22/08 04:41 AM
I wrote this in reply to a comment that I made on a "Home Staging" professional's blog.  I thought that this might help people better understand what home staging can do to help sell a home.  In today's market, people better do what they can to make a home stand out.  The feeling of "being home" that a stranger gets from properly planned rooms really does add an advantage.  The post deals with the numbers.  Substitute the typical area's quarterly market drop for the $5,000 as you see fit.  Remember, I'm a lender and I see enough transactions monthly to see … (13 comments)

Will short sellers be in for the shock of a lifetime? - 03/22/08 12:52 AM

When it comes to giving advice, could we sometimes be putting on the wrong hat?
What did President Bush sign into law regarding the changing of the IRS code regarding the 1099 that a borrower may get when the either walk away or get foreclosed on?
In a nutshell, if you sell your home for less than you owe, you will very likely receive a 1099.  You can "discharge" the difference between the Acquisition Indebtedness and the actual amount you sold the home for (and there are certain exclusions).  Acquisition indebtedness is the amount owed on the ORIGINAL amount borrowed, plus costs to … (4 comments)

Sell First!, Short Sale or just Walk Away! - 03/20/08 11:14 PM
I've been in the business long enough to have a swollen database.  It seems that all too often, more than once a day, I am called by a referral from a past client or friend of a friend of a friend.
The tough part about the call is that I have finally reached the point where I know that it is one of THOSE CALLS...
They always begin with, "I was referred to you by ______, they said that I can trust you and that you will tell me exactly where I stand and what it is I can do."  Oh no, someone's … (10 comments)

How do you answer, "Is this a good time to buy?" - 03/19/08 09:40 AM
Sadly, we've seen the results of the investors that went out and purchased homes at "bargain" prices in 2006 and even 2007.  Homes purchased in 2007 for $414,000 now on the market for $230,000.
In one case, a real estate team was fire selling four houses for a client that, "Wants to get rid of the quick so he can buy other houses!"  With lending policies tightened and property values dropping, what do you tell a first time home buyer when they ask the million dollar question, "Is this a good time to buy?"
Our response, "Property values have been dropping.  As prices … (8 comments)

What in the world is the Fed trying to do? - 03/17/08 08:39 PM
I'm going to warn you that this post will be a tough read and I welcome any questions or countering arguments.
Here goes:
Our economy is in a bit of a slide caused by a credit crunch/tightening of policies.
Because the amount of losses that will occur is still being underreported, there is investor uncertainty in the credit markets.
Usually when the Fed cuts rates, the stock market goes up because companies can expand because of cheap credit.  Problem:  If we're in a credit crunch, it doesn't matter how cheap you can make money cost, if no one is willing to … (2 comments)

Google search results: Number 2 in Tempe, #'s 3&4 in Gilbert, Number 1 in Maricopa County - 03/14/08 07:26 PM
Here I am, ON TOP OF GOOGLE!!  The top result on the first page!       
Can you believe it?
I joined Active Rain last Friday, March 8, 2008 in the evening.
Active Rain participation truly works!
At first, my blogs were a big block of text.  It is funny because I thought that I was putting some pretty good stuff out there.  I should have known that if I don't have the patience to proof read it thoroughly, others won't have the patience to read the post.
I worked to get better and I was amazed by the results of … (18 comments)

Tempe, Chandler, Gilbert, Mesa DOM UNDER 100 Days. The rest of USA??? - 03/13/08 12:28 PM
ARMLS statistics show nearly every ZIP Code's "Days on Market" for Arizona's East Valley home sales now under 100 days!!!
What's wrong with the rest of the country?
What about the 50,000 other listings currently sitting on the market here in Arizona?  Oh, I forgot, the Days on Market is only finite for those homes THAT HAVE SOLD!!
Here's the Brazillion dollar question:
Have the other sellers and agents even identified what their lowest target price is?
Rather than run the risk of having a sales price of a listing spiral downwards out of control...
Rather than having to have discussions with your seller … (3 comments)

Man, Could #1 in Maricopa County Have Been More Right? - 03/12/08 12:05 AM
I will submit to being banned for this.  This is the best thing I've seen so far for a posting.  If you agree, please say so:
(By the way, don't read and dash!  It did hit the head on the money, didn't it?)
 WHAT HOMEBUYERS WANT IN 2006
 
Just post wheter or not he hit the head on this?  He got one comment on his post back in 2006.  Maricopa County's #1 on AR Tony Marriott through all of his Active Rain involvement and collective learning
HIT THE NAIL ON THE HEAD!!!!
TELL ME WHETHER OR NOT "DIGGIN' IN THE CRATES PAYS … (14 comments)

Goldilocks and the Three Houses - 03/11/08 03:57 PM
 
The Story of Goldilocks and the Three Houses
Goldilocks, while walking through the woods, comes across urban sprawl.  Never seeing something like this before, she decides to take a look: She's seen homes before but there are three strange ones with white posts and hanging signs showing For Sale.  "I wonder how much these are?" The first one was nice, but upon entering the home, she found out it was a short sale and said, "This one is priced low but I don't think my offer will get accepted.  Afterall, it is a short sale and I hear those could take … (14 comments)

When Selling your Home, Did you have a Chance? Did you have a plan 'B'? - 03/11/08 12:37 PM
 
I used to hate going down into the basement.  I didn't care if it was day or night.  I just saw too many scary movies.
When I would have to go down, I knew what I would do if I was attacked by a monster.  I had a plan.  Maybe today's sellers are fearless since their backs are up against the wall; maybe they're just bold.  I just have one bold statement for the bold:
Without a plan for selling, too much is left to chance!  Without a plan 'B', frustration and worry will fester!

Sellers should inform their … (0 comments)

No Credit Score Financing Available with LESS than 5% Down! - 03/10/08 03:16 PM
Nationwide, buyers can purchase with no or low credit scores provided a NTRMCR can be created.  If so, the buyer has met the minimum credit guidelines for government financing loans.
NTRMCR = Non-Traditional Residential Mortgage Credit Report
What gets put on the report?
Proof of utility bills paid on time with no 30 day lates. Rental History Non-payroll deducted health insurance Auto Insurance Cell Phone Bill Even a history of regularly saving $50.00 per month will make it on the report. Basically, any type of payment history covering 12 months of on time payments, with an account number, with a high amount of … (4 comments)

Open House Mathematics: Show me the money! - 03/09/08 09:26 PM
Number of attendees X Pull Through % Rate X Average Commission per Property = Seven Year Earnings
Attendees = Lookie Lou's and Nosy Neighbors
Pull Through Rate % = Typical conversion rate of your followed-up efforts on database suspects and prospects (usually 20-30%)
Average Commission per Property = General Market Value of Homes in the neighborhood X commission %
 
So, get 20 people to show up at an open house in a $300,000.00 neighborhood whereby a professional fee will earn you 3% and your seven year earnings will be:
20 x 20% x $300,000 x 3% = $36,000
$36,000 is … (10 comments)

Short Sellers Increase Neighborhood Property Values - 03/09/08 06:41 PM
Well, not necessarily the value we want, or do they?
Here are the thoughts that led me to the potentially insane thought.  I haven't learned how to put pictures in to better keep you interested so imagine them as you see them appear in parenthesis.  The seven thoughts are there to help with the questions.
1.  Every so often, when driving up my street, I see a row of cars where there are not normally cars parked.  This tells me that there is probably someone having a get together (picture: table with food) or a PARTY (picture: balloons/champagne glasses).
2.  Sometimes when I got … (10 comments)

Thank you for the blogging tips - 03/08/08 10:57 PM
I just wanted to thank everyone that sent me emails gently advising me on how to better participate.  Stage Your Posts was sent to me by Margaret Woda, Maryland REALTOR and I found this to be perfect so I can get my points across better and not give anyone a headache.  I appreciate all of the tips I have received thus far from the number of members that smelled a newbie and gave support along with warm welcome.  I'll keep this short!  Thank you everyone for helping out! … (1 comments)

The Beautiful Happy Joyful Benefits you get with Short Sales! Part 2 of 2 - 03/08/08 04:18 AM
I recently posted "The Problems you get with Short Sales".  It was a set up from the get go.  Short Sale transactions have popped up and hit us by storm.  Everyone seems to know what one is, inside and outside the industry.  The glass really is 1/2 full.  Let's use it to our advantage.
Original "problems" from other posting in italics.  Positve approach viewpoint in regular type.  Let's enjoy!
The can kill a street's, subdivision's, community's, town's, city's, county's, state's property values pretty quickly.  Great!  Now a whole wave of clients that missed out on the property run up before the … (10 comments)

The Problems You Get With Short Sales (Benefits You Get will be posted soon) - 03/08/08 03:16 AM
The can kill a street's, subdivision's, community's, town's, city's, county's, state's property values pretty quickly.
If your not selling short in an area, you lose and the short seller wins.  If you built up a lot of equity or put down a large downpayment that has kept you from having to go short, the price you think you're setting "below market comparables" will be the low-water mark that any new short-seller next to you will use when setting their price.  Your time on market will be until the quality short sale properties sell out or force prices to where you now … (6 comments)

Down Payment Assistance's Days May be Numbered! - 03/07/08 07:36 PM
WRITE TO YOUR CONGRESSMAN!!
Although Ameridream and Nehemiah's DPA progam heads recently announced the decision of federal courts to halt HUD's ability to disallow the providing of down payment assistance in the form of gifts from non-profit organizations, Congress may potentially provide the death blow.  The courts are correct in stating that HUD does not have the authority to prohibit the use of 503(c) non-profit organizations' grants but this doesn't mean that they will go on forever.
THE DOWN PAYMENT PHILOSOPHY:  FHA loans require a minimum statutory investment of 3%.  This 3% has been calculated to be the minimum amount of … (0 comments)

FHA Loan Limits will Catch Sellers Asleep at the Wheel! - 03/07/08 07:13 PM
The first word has come out listing the increased FHA loan limits to $346,250.  This will be a huge blessing for those customers looking to buy or sell a home at amounts over the previous limit of $263,150.
Buyers that are acting quickly can snatch up homes from sellers that don't react to this news in time.  Many homes in the $270,000+ range have sat on the market with very little showing activity.  Now, liquidity has been put back into the $270,000 to $360,000 price range.  Since most Realtors have not been keeping up to date on lending guideline changes, many … (5 comments)

 
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Mark Organek - Las Sendas Homes for Sale REALTOR

Mesa, AZ

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Solutions Real Estate

Address: 2353 E. Baseline Rd., Gilbert, AZ, 85234

Office Phone: (480) 838-6513

Cell Phone: (602) 790-0607

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