Christin's Blog

REO Challenges & tips for writing accepted offers

Christin Griffin (Keller Williams Realty Las Vegas) — Fri, 11 Jul 2008 00:49:05 -0500

There are tons of REO properties in the Las Vegas market and more each day. Wanted to address some of the things I've experienced.

Seller's Pricing Strategy

List price is an "invitation" to make an offer
Make sure to do buyer CMA on solds only
Example if the home is worth $200k seller is putting property on the market for $185k
This generates a "buzz" and in most cases a multiple offer situation
Therefore the property sells at $220k
However there have been numerous cases of appraisal issues, so watch out

Resale Package

Some REO sellers are requiring the buyer pay for the resale package.
This is totally legal.
Law states that seller must provide where to get these documents only.
Therefore, prepare buyer for this cost depending how badly they want the property

Waiting on Fully Executed Contract to Open Escrow

When there is an accepted offer, open escrow right away
All the signatures may take a while with the seller's being multiple organizations
Preliminary Title Reports can take time and can be ordered without all the signatures
For example if you wait for all signatures on contract to open escrow, it may not give title sufficient time to get prelim, payoffs, etc that is necessary to close within the timeframe approved by seller.

On a side note: Advise the listing agent of a green pool or dead grass. Listing agents are paying contracted workers good money to maintain these properties. They would appreciate the feedback and in-turn buyers get a nicer house.

**Interesting fact......40% chance an REO comes back on the market in multiple offer situations**

Isn't this FUN!!!! Hope you find this info helpful, I took a class today from one of the top REO listing agents in Las Vegas. The more we educate ourselves on what is happening in the market the more of a professional we can be for our clients. Love, Christin

Getting your offers accepted on REO's

Christin Griffin (Keller Williams Realty Las Vegas) — Fri, 11 Jul 2008 00:26:29 -0500

I attended an extremely valuable class today and took extensive notes that I wanted to share. I will also speak about the local Las Vegas market, as that is the market that I am familiar with. I know that it has been challenging getting an offer accepted on the REO listings here in Las Vegas. They are priced on the MLS lower than what the bank will accept to generate a buzz and then we are ending up in a multiple offer situation nearly every time. Great news is there are buyers and banks that want to sell. However the challenge has been for me and many other agents that I know, how to set my offer apart from the other 10 offers coming in on a property.

First, this is not a traditional market as we have seen in the past 7ish years or so. For instance, the listing agent is working for a organization or multiple organizations that make up the "seller". A traditional escrow file is touched by 82 different people by the coe. Imagine how many people touch the files when there are multiple organizations acting as sellers........Now is the time that communication is vital in successful closings.

REO listing agents are swamped her in Viva Las Vegas. Email is the best communication for faster response and having a record for your file. I prefer emails in all my files for that exact reason. So here are some tips from a top REO specialist locally on submitting offers:

Include Property Address in Subject line
Include name, address, phone, email fax for all parties (lender, escrow, me, etc)
Make offers legible
Write closing costs in one place only. If there is a spot on the contract that explains closing costs or lender fees write a dollar amount in there only. Do not repeat it in additional terms. Seller sees that as two separate costs
If FHA write in who pays $750 fee
Completely fill in the entire contract. Don't leave blanks, write n/a or line through.
The only fee the seller should be paying should be title policy. All other fees should be buyer, prorate or 50/50.
Costs should be specific dollar amounts not percentages
Remember when using Nehemiah or AmeriDream down payment assistance programs by law Freddie Mac can not participate in this program.

I found this info valuable and a great reminder of the basics. The more we know and grow with the market the more we will all ensure continued success! Love, Christin

Being of service.....

Christin Griffin (Keller Williams Realty Las Vegas) — Thu, 03 Jul 2008 12:10:12 -0500

Good Morning!

I am part of a team organizing our August community service project for 700 children at a Las Vegas low income elementary school. We need to move on this now and I'm asking for your support!

I am bottomlining donations for brand new shoes, socks, and underwear for 700 children. If you have any experience with such projects, suggestions or personal contacts that would support our efforts, please contact me right away.

Our goal is: $40,000 in cash donations or $40k worth of brand new donated shoes, socks and underwear

"Be the change you want to see in the world." Ghandi

Love,

Christin Griffin
Keller Williams Realty Las Vegas
ChristinGriffin.com
C: 702-353-5161

~We don't attract what we want, we attract what we are~

Camp Choice Needs You......

Christin Griffin (Keller Williams Realty Las Vegas) — Sun, 29 Jun 2008 14:45:27 -0500

CAMP CHOICE NEEDS YOU!!!

MY DREAM IS TO HAVE: children participating in a five day, experiential learning program called Camp Choice in Nevada – A program inspired and directed by another non-profit organization called PSI World. The purpose of Camp Choice is to empower youth to create positive change in themselves and their communities by realizing the power of choice, responsibility and their effectiveness as positive leaders.

Please support my dream. I am currently going to California to volunteer staff Camp Choice July 20-25. I will learn how the program is run and operated. I will bring that information back to Nevada and continute to work with the Department of Criminal Justice, Department of Corrections, Probation, Parole and the Judicial system to implement this dream here in Nevada. I am looking for your support to make that happen. Currently I must raise $1,000.00 dollars before I leave my personal goal is to raise $5,000.00 dollars. Please support me in anyway that you can. Checks should be made out ot to PSI World. Thanks for making this dream come true. Email me at ChristinGriffin@gmail.com for address.

About CAMP CHOICE: Every summer for the last 10 years kids from different housing communities have set out on a 3-hour bus ride from the Hunter's Point area to the city of Clearlake Oaks in Lake County, California. There they are met by a group of volunteer counselors (coaches) at a multi-million dollar facility called High Valley Ranch. The Ranch is nestled between rolling hills furrowed with vineyards and sprawling, grassy meadows where wild deer, rabbits, coyotes and other wildlife share common ground with the domestic farm animals that are raised nearby. Many of the children have never been outside of the city in their short lives and are subtly shocked by the vast open space of nature at its best. The Ranch is maintained by a trained staff and is specifically designed to facilitate positive change in individuals of all ages and backgrounds; it provides a haven for the kid's safety and peace of mind. For a few days, The Ranch and the volunteers there make it possible for the kids to let down their guards and just be kids.

During the week, the campers have the opportunity to work together as a team in every exercise and event. With the participants being from different neighborhoods, this is vital to the program's mission and continued success. As the children learn to work together to accomplish goals, they begin to form a bond that lasts even after they leave camp – a bond that can lead to lasting, positive friendships and support back home where it really counts. The exercises and lectures are designed around ropes courses that have been utilized in company training seminars, personal development classes, and leadership workshops and are specifically designed for goal setting in the participant's life. They get a chance to work on focus, trust, and commitment to go beyond what they believe they can do and in turn, create a lasting memory of success in their lives. The week is complete with many physical and mental challenges accompanied by creative outlets such as art projects portraying the goals they have set for themselves and even a talent show where the participants perform skits, songs and dances they have created with their new found friends and fellow campers.

With out a doubt, the campers have learned something new by the end of the week – about themselves, about other individuals, about the police officers who are supporting them every step of the way – they gain a larger vision of what possibilities lay ahead of them and an understanding of what responsible choices and teamwork can do in their lives. Last but not least, they have a really good time doing it! Almost every one of the participants desire to come back again and again. In fact, some of the campers who participated in the very first Camp Choice have now begun to return as volunteer staff, becoming an essential part of the program's success in recent years. Its results like these that make Camp Choice a committed source of community support and positive outreach.

Christin Griffin
Realtor, Investor, Mentor
ChristinGriffin.com
C: 702-353-5161

~We don't attract what we want, we attract what we are~

PSI Basic Seminar

Christin Griffin (Keller Williams Realty Las Vegas) — Mon, 05 May 2008 11:24:43 -0500

I wanted to share with you this phenomenal class that has changed my life. The PSI Basic Seminar is a class that I took July 2006. I learned the tools and techniques through an experiential 4 days in Las Vegas that was a pivotal weekend in my life.

PSI Seminars has been teaching the course for over 35 years. The PSI Basic is one of the most successful personal development courses in the world. With over 500,000 PSI Basic graduates worldwide the PSI Basic delivers consistent results.

Over those 35 years, our graduates have reported tremendous gains across the board. Personal Relationships, increased communication, confidence, productivity and clarity. Many report a new found enthusiasm and energy for life, and many reported huge overall increases in personal fulfillment and happiness. However, there are 4 major areas of improvement where over 95 % of all graduates consistently indicate achieving results.

Let me know if you'd like to know more about the class. It ROCKS!!

Love, Christin

Real Estate Investment Strategies

Christin Griffin (Keller Williams Realty Las Vegas) — Wed, 23 Apr 2008 17:38:44 -0500

Nouveau Riche does not merely educate people on real estate investing… it creates real estate investors! The curriculum is designed to give you the knowledge and tools you need to truly become a real estate investing professional, and the live College experience is where the instruction comes to life!

Nouveau Riche is by far the best real estate education I have ever seen. My life has changed so drastically due to the fantastic practitioners that teach the classes. My team and I have created some unbelievable results due to THIS vehicle of wealth creation. I love having the liberty in my life now to change others lives as well. Nouveau Riche ROCKS!!!!!!!!!!!!!!!! If you'd like to drive this success vehicle let me know! :-)

Christin Griffin

ChristinGriffin@gmail.com

Knowledge

Christin Griffin (Keller Williams Realty Las Vegas) — Mon, 26 Nov 2007 20:17:29 -0600

In a recent article that I read, Donald Trump suggests "Know as much as we can". He goes on to talk about enhancing your knowledge in a variety of subjects when you are dealing with well educated people. Read literature, history or something outside of your usual interests a few times a week. While we can't know EVERYTHING we should know as much as we can. I find this to be extremely helpful in aiding the gain of respect and trust in business.

Christin Griffin, Your Las Vegas Real Estate Professional, ChristinGriffin@hotmail.com

What short sale buyers and sellers need to know

Christin Griffin (Keller Williams Realty Las Vegas) — Mon, 26 Nov 2007 17:24:00 -0600

This is a disclosure I have all my buyers of short sales sign.

Short Sale Disclosure

Property Address:

In a short sale the seller’s lender agrees to accept less than what is owed on the loan for a property. As such, it requires the lender’s approval.

Please note that the property will continue to be on the market until the lender accepts an offer.

The following is a partial list of potential situations that could affect a short sale:

1. After the lender receives the short sale packet, the lender will require at least 30 days to approve the short sale. After approval, the sale must close within 30 days.

2. The seller will receive no cash from this transaction. Any funds usually due to the seller will be paid to the lender.

3. The seller has no additional cash and will be unable to pay for any closing costs, such as the buyer’s appraisal or a home warranty.

4. The seller is unable to pay for maintaining the property. If the buyer would like to turn on the utilities for any inspections, the buyer must pay for those utility costs.

5. The seller’s agent will split the commission 50/50 with the buyer’s agent. Please note that since the lender is taking less than what is owed to them in a short sale, the lender may negotiate a lower commission percentage.

6. The forgiven debt may be taxable income. The seller should discuss this matter with a tax accountant.

By signing this disclosure, you acknowledge that you have read and understand these situations. Any changes to the total commission rate will be announced at the time of the lender’s final approval of this short sale.

Seller’s Signature Date

Seller’s Agent’s Signature Date

Buyer’s Signature Date

Buyer’s Agent’s Signature Date

I attach this to all my listings on the MLS so that no one is confused of the process.

ChristinGriffin@hotmail.com

Short Sale Authorization

Christin Griffin (Keller Williams Realty Las Vegas) — Mon, 26 Nov 2007 17:01:06 -0600

Authorization to Release Information should include:

I hereby fully authorize you to release _______________________________________ any and all information they may require for the purpose of determining or completing a credit transaction, loan balance, inquiry, transfer, payoff, purchase or sale of property, including tax return an bank information. This document may be reproduced in order to acquire said information from additional sources.

Lender/Agency:_______________________________________________________________________

Property Address:_____________________________________________________________________

Loan Number:________________________________________________________________________

Thank you,

Signature:_____________________________ Social Security #:________________ Date:_________________________

Print Name: ___________________________

Signature:_____________________________ Social Security #:________________ Date:_________________________

Print Name: ___________________________

(Notarized Properly by a Notary Republic in your area:)

Hope this helps. Agents, this is the document that allows you to discuss confidential information regarding your client. Consumers, this is a document that your real estate professional must have to proceed with your process. If you should need more information or a short sale specialist in your area, please contact me for more information.

ChristinGriffin@hotmail.com

Short Sale Proposal Packet for Listings

Christin Griffin (Keller Williams Realty Las Vegas) — Mon, 26 Nov 2007 16:31:02 -0600

EQUALS =

Agents & Consumers:

Short Sale Proposal Packet Checklist

Include the loan number on the header of every page in the proposal checklist.

     Title page
     Executive summary that highlights the financial benefits to the lender for accepting the short sale
     Table of contents
     Written authorization from the homeowner for the Realtor to speak on his or her behalf
     Lender’s short sale application
     Listing agreement
     Buyer’s contract
     Estimated HUD-1
     Information about any other liens on the home
     Short sale disclosure signed by the seller and the buyer
     Hardship letter. Note: The hardship letter must be written by the homeowner
     Supporting documentation for the hardship, including financial documentation
     Recent Comparative Market Analysis (CMA)
     Documentation of any damage to the home and estimates for repairs
     Detailed request for the short sale
     Cost-benefit analysis that details the financial benefits to the lender of accepting the short sale
     All relevant phone numbers and contact information

Here is the items you will need when submitting the package on a short sale listing. Open communication with the bank as soon as possible that way when you do get an offer, the communication has already been established and the transaction will go much smoother. Consumers, if you need a short sale specialist in your area, contact me to help you find that professional. Choosing the right agent is important.

I you should have any questions about the process please feel free to email me. Christin Griffin@hotmail.com

Your Las Vegas Real Estate Professional & Short Sale Specialist!

Seller Short Sale Checklist

Christin Griffin (Keller Williams Realty Las Vegas) — Mon, 26 Nov 2007 16:23:36 -0600

Short Sale Checklist – Information Gathering

Compile the following information to create a short sale proposal packet.
Homeowner: Keep all originals for your files. You may come to my office to make copies otherwise please compile all necessary info and mail me copies. Use this guide as your checklist. Remember, time is of the essence.

Financial Information

     Three most recent bank statements for all checking accounts for all borrowers
     Three most recent bank statements for all savings accounts for all borrowers
     W2s from the past two years for all borrowers
     Income tax returns from the past two years for all borrowers
     Past three paycheck stubs for all borrowers
     Copies of all bills for all borrowers from the past two months. Will be used to compile a financial worksheet.

Include all that apply to your situation:

Examples:
Automobile loans
Alimony/child support
Child care bills
All credit card bills
Electricity bills
Gas bills
Water/Sewage bills
Home telephone bills
Cell phone bills
Cable bills
Automobile insurance
Health insurance
Life insurance
Doctor bills
Dentist bills
Pharmaceutical drug bills
Food/Groceries
School lunches
Gasoline (auto)
Student loans
Other loans
Other bills

Hardship Information 2 Parts

     #1. Hardship letter that describes succinctly yet persuasively why the homeowner was unable to meet his or her loan payments. The homeowner must HAND WRITE the hardship letter.

Hardship Example Letter:
Date

    To whom it may concern,

Because of my hard financial situation I am not in position to make the mortgage payments.

During recent months, I have (note ALL the hardships) which has put me in a position to not be able to make these payments on the loan.

The property is need of repairs and maintenance, which I can not afford.

I ask that you accept the proposed payoff so you can rid me of this problem and settle my debt with you. Please work with my buyers, they have offered me more than anyone else and I am desperate. Your help and consideration in this matter is greatly appreciated.

Sincerely,
XXXXXXXXXX

P.S. An attorney and some friends have advised me to file bankruptcy, but I am trying to avoid it.

     #2. Documentation of hardship. Documentation may include:

Hospital bills
Doctor bills
Home repair bills
Documentation of unemployment
Documentation of incarceration
Death certificate
Divorce decree
Other documentation

Property Information

     Information about any additional liens on the home. Property Tax Liens, Homeowner’s association Liens, Republic trash liens, workman’s liens, etc.

Obtain recent credit report.

Owner search would reveal whether there are any additional liens.
     Recent Comparative Market Analysis (CMA)
     Estimated HUD-1
     Estimates for any necessary repairs to the home.
     Most recent property tax bill and proof of payment status
     Proof of homeowner’s insurance coverage

Lender Information

     Monthly statements from the first and second lenders
     Name of supervisor in Loss Mitigation department
     Direct phone number for Loss Mitigation department
     Short sale application from the lender
     “Authorization to Release Information” form signed & NOTARIZED from the homeowner for the Realtor to speak on his or her behalf to lien holders. Have separate one for each lien holder. Form attached, can have it notarized in my office or any bank.

Other

     If homeowner filed for bankruptcy, name and number of bankruptcy attorney
     If homeowner is in a law suit, name and number of attorneys

Disclose any other necessary information to help me assist you on getting this property off of your hands.

        Seller: Keep all originals of documents supplied. Copies should be made and submitted to your real estate professional. If you need advise or help regarding this process in your local market please contact me. I deal assist sellers nationwide.

Christin Griffin, ChristinGriffin@hotmail.com, 702-353-5161

Buyers and Short Sales

Christin Griffin (Keller Williams Realty Las Vegas) — Mon, 26 Nov 2007 16:13:55 -0600

For buyers thinking about putting offers on a "short sale" property here are some tips to help make the process smooth. Here is a sample of a letter that I give my buyers when submitting an offer on a short sale.

Now that we’re working together, I thought it would help if I detail exactly how we can make the most of our collaboration. My goal in all this is to find the property in your price range that best fits your needs and wants.
Initially, there will be considerable time and energy invested up front on my part to make sure all your property viewings make good use of your time. Then, when you make your selection, my job will be to help prevent problems from coming up, and help solve them if they do.

Due to the short sale properties you have shown interest in, I feel it my responsibility to make you aware of what you may expect in writing an offer on a short sale.

Patience is a virtue. Once we have made an offer, it could take up to 8 weeks to receive a response from the bank.
There is the possibility that the property you have placed an offer on could have multiple offers. In that scenario, the bank will consider all offers and submit counter offers to every offer in an effort to accept the highest offer.
Once we receive a counter offer, you and I will discuss what, if any move we should take next.
If you decide to move forward with the offer, we will resubmit the new offer to the bank with any additional requests.
It is important to keep in mind that in almost all cases, the sellers have no extra funds to make repairs or pay any additional costs. Most short sale homes are purchased in 'AS IS' condition due to that reason. Additional costs, if any, will have to be negotiated with the bank.
Having all loans and Earnest Money ready will make this transaction go as smoothly as possible.
You will receive any updates via email or phone calls every other week until we are in contract. Once we are in contract, you will be updated once a week, on Friday. Sooner if necessary.

Any time you have questions about the buying process or about any properties in particular, please let me know. As an experienced agent who has helped many people buy homes, I have every confidence that I'll be able to help you find what you're looking for as long as we work together and keep in frequent contact.

I look forward to our next meeting. Please feel free to call or email me anytime.

Thank you for your business, Christin Griffin, Your Las Vegas Real Estate Professional, ChristinGriffin@hotmail.com

I hope this helps explain the process to the consumer. The better informed the happier our clients will be with our service. Hope each of your Thanksgiving holiday was fantastic!

Love, Christin Griffin,

Pumping Gas Tips: Most Value for Your Buck!

Christin Griffin (Keller Williams Realty Las Vegas) — Mon, 26 Nov 2007 15:21:36 -0600

TIPS ABOUT PUMPING GAS...

Some tricks to get more of your money's worth for every gallon.

Only buy or fill up your car or truck in the early morning when the ground temperature is still cold. Remember that all service stations have their storage tanks buried below ground. The colder the ground the more dense the gasoline, when it gets warmer gasoline expands, so buying in the afternoon or in the evening....your gallon is not exactly a gallon. In the petroleum business, the specific gravity and the temperature of the gasoline, diesel and jet fuel, ethanol and other petroleum products plays an important role. A 1-degree rise in temperature is a big deal for this business. But the service stations do not have temperature compensation at the pumps.
When you're filling up do not squeeze the trigger of the nozzle to a fast mode. If you look you will see that the trigger has three (3) stages: low, middle, and high. In slow mode you should be pumping on low speed, thereby minimizing the vapors that are created while you are pumping. All hoses at the pump have a vapor return. If you are pumping on the fast rate, some of the liquid that goes to your tank becomes vapor. Those vapors are being sucked up and back into the underground storage tank so you're getting less worth for your money.
One of the most important tips is to fill up when your gas tank is HALF FULL or HALF EMPTY. The reason for this is, the more gas you have in your tank the less air occupying its empty space. Gasoline evapor ates faster than you can imagine. Gasoline storage tanks have an internal floating roof. This roof serves as zero clearance between the gas and the atmosphere, so it minimizes the evaporation. Unlike service stations, here where I work, every truck that we load is temperature compensated so that every gallon is actually the exact amount.
Another reminder. If there is a gasoline truck pumping into the storage tanks when you stop to buy gas, DO NOT fill up--most likely the gasoline is being stirred up as the gas is being delivered, and you might pick up some of the dirt that normally settles on the bottom.

Hope this will help you get the most value for your money.

Source from an email a friend of mine sent me that is a petroleum industry professional with 31 years experience.

Two Words

Christin Griffin (Keller Williams Realty Las Vegas) — Wed, 21 Nov 2007 09:28:51 -0600

"Two Words Which Will Change Your Life!

There are two words that, when spoken, have the most unfathomable power to completely change your life. Two words which, when they pass your lips will be the cause of bringing absolute joy and happiness to you. Two words that will create miracles in your life. Two words that will wipe out negativity. Two words that will bring you abundance in all things. Two words which, when uttered and sincerely felt, will summon all the forces and vibrations in the Universe to move all things for you.

The only thing standing between you, happiness & the life of your dreams, are two words.....Thank You"

referenced from "The Secret" website.

Happy Holiday to you and your families and thank you for being you.

Love, Christin Griffin, Keller Williams Realty Las Vegas, ChristinGriffin@hotmail.com

Time of Giving

Christin Griffin (Keller Williams Realty Las Vegas) — Wed, 21 Nov 2007 09:26:05 -0600

Good Morning!

My office & I are collecting brand new sleeping bags for children at Hollingsworth Elementary, an underprivileged school here in Las Vegas. Most of the children have very little including a home to sleep at night. Please help me reach my goal of 920 sleeping bags within the next 10 days. The sales are coming up & I am willing to pick them up from you. If you know any corporate sponsors who would be willing to help would be awesome too. Let me know. Thank you.

Christin Griffin

P.S.~We are also collecting socks and underwear for the children. 920 students total at the school. Thank you!

Las Vegas, $169k, 3bd/2ba

Christin Griffin (Keller Williams Realty Las Vegas) — Sun, 18 Nov 2007 11:11:33 -0600

Highlights

• 3 bedroom

• Covered Balcony

• Solar Screens Throughout

• Ceiling Fans

• Community Pool & Spa

• Community Workout Facility

• Secure Gated Community

• Easy Access To Shopping

• Close to Freeways

• Minutes from LV Strip

• Affordable Yearly Taxes

• All Appliances Included

5710 E. Tropicana Ave, Las Vegas, NV 89122
List Price: $169,999
MLS # 747231

Area 204 Incredible Value at $169,999, 3 bedroom, 2 bath, gated community, minutes from the Las Vegas strip! Gently used second home for owners, excellent condition. I look forward to working with you. :-)

Map this Property

REALTOR.COM

Click Here for the IDX Detailed View - MLS 747231

Christin Griffin, REALTOR®
Keller Williams Realty Las Vegas
3090 S. Durango Dr, #100
Las Vegas, NV 89117
702-353-5161

ChristinGriffin@kw.com
www.GriffinRealEstateConsulting.com

S.M.A.R.T. Goals

Christin Griffin (Keller Williams Realty Las Vegas) — Mon, 22 Oct 2007 00:38:10 -0500

Creating S.M.A.R.T. Goals
S pecific

M easurable

A ttainable

R ealistic

T imely

Specific - A specific goal has a much greater chance of being accomplished than a general goal. To set a specific goal you must answer the six "W" questions:

*Who:      Who is involved?
*What:     What do I want to accomplish?
*Where:    Identify a location.
*When:     Establish a time frame.
*Which:    Identify requirements and constraints.
*Why:      Specific reasons, purpose or benefits of accomplishing the goal.

EXAMPLE: A general goal would be, "Get in shape." But a specific goal would say, "Join a health club and workout 3 days a week."

Measurable - Establish concrete criteria for measuring progress toward the attainment of each goal you set. When you measure your progress, you stay on track, reach your target dates, and experience the exhilaration of achievement that spurs you on to continued effort required to reach your goal.

To determine if your goal is measurable, ask questions such as......How much? How many? How will I know when it is accomplished?

Attainable - When you identify goals that are most important to you, you begin to figure out ways you can make them come true. You develop the attitudes, abilities, skills, and financial capacity to reach them. You begin seeing previously overlooked opportunities to bring yourself closer to the achievement of your goals.

You can attain most any goal you set when you plan your steps wisely and establish a time frame that allows you to carry out those steps. Goals that may have seemed far away and out of reach eventually move closer and become attainable, not because your goals shrink, but because you grow and expand to match them. When you list your goals you build your self-image. You see yourself as worthy of these goals, and develop the traits and personality that allow you to possess them.

Realistic - To be realistic, a goal must represent an objective toward which you are both willing and able to work. A goal can be both high and realistic; you are the only one who can decide just how high your goal should be. But be sure that every goal represents substantial progress. A high goal is frequently easier to reach than a low one because a low goal exerts low motivational force. Some of the hardest jobs you ever accomplished actually seem easy simply because they were a labor of love.

Your goal is probably realistic if you truly believe that it can be accomplished. Additional ways to know if your goal is realistic is to determine if you have accomplished anything similar in the past or ask yourself what conditions would have to exist to accomplish this goal.

Timely - A goal should be grounded within a time frame. With no time frame tied to it there's no sense of urgency. If you want to lose 10 lbs, when do you want to lose it by? "Someday" won't work. But if you anchor it within a timeframe, "by May 1st", then you've set your unconscious mind into motion to begin working on the goal.

T can also stand for Tangible - A goal is tangible when you can experience it with one of the senses, that is, taste, touch, smell, sight or hearing. When your goal is tangible you have a better chance of making it specific and measurable and thus attainable.

Saving Seller's from foreclosure while growing your business.

Christin Griffin (Keller Williams Realty Las Vegas) — Mon, 15 Oct 2007 15:23:25 -0500

Short Sales: help clients weather the downturn

Saving sellers from foreclosure while growing your business

Prices are dropping and more and more homeowners whose mortgages are adjusting to higher interest rates can't keep up.

This is becoming extremely common in today's market due to the incredible amount of 100 percent financing that took place over the past few years. According to the Center for Responsible Lending, one in five sub-prime loans issued between 2005 and 2006 will result in foreclosure.

As a real estate expert, you are in a position to help clients avoid foreclosure by facilitating a short sale — saving homeowners from foreclosure and growing your business.

Keller Williams University's course, Seller Mastery: Servicing Short Sales shows you how to find a short sale candidate, how to qualify candidates and what to consider during negotiations.

Student kits $10

Instructor kits $35

For more information on this course, and other courses that tackle the challenges of today's market, click here.

Ask me more about joining Keller Williams nationwide and start receiving the support of a wealth of knowledge TODAY!

Christin Griffin, Keller Williams Realty Las Vegas

Growth

Christin Griffin (Keller Williams Realty Las Vegas) — Mon, 15 Oct 2007 15:07:51 -0500

I continue to grow everyday. A person will never say that I am the same Christin Griffin as I was the day before. I know that the things that make me most uncomfortable are exactly what I must pursue. Growth comes from confronting fear.

Wanted to share this quote with you:

"I am willing to put myself through anything; temporary pain or discomfort means nothing to me as long as I can see that the experience will take me to a new level. I am interested in the unknown, and the only path to the unknown is through breaking barriers, an often painful process." ~Diane Nyad~

Have a fantastic day!

Love, Christin Griffin

Budget

Christin Griffin (Keller Williams Realty Las Vegas) — Mon, 15 Oct 2007 14:17:12 -0500

Just think of a budget as you would a healthy diet!

There are many phenomenal budget programs available for your computer, such as "Quicken" or "Money", but starting with even a little simple planning can put your mind at ease and allow you to spend, knowing that you have control of your monthly income and expenses. Don't worry if the word "budget" gets you feeling uneasy and makes your palms sweat - hey, relax. Just think of a budget as you would a healthy diet. You don't have to starve, but you may just have to cut back on a few tasty expenses to accomplish your goals. And who knows...you may actually be better off than you thought, and can splurge a little. Let's take a look.

A good budget is written down and includes as much information as possible. Start by determining your current monthly income. Use the net income (amount received after taxes and any insurance benefits are deducted) and anything additional such as part time work, interest, rental, or bonus income. Next, determine your monthly expenses. Obtain and keep a receipt for every item purchased, especially if you frequently use cash for purchases. Receipts should include everything from groceries to Starbucks coffee...even minor purchases can add up quickly. I choose to use debit or credit cards more often than cash, purely to have a better record of money spent. At the end of the month grab the receipts, your checkbook, and any credit card statements and start categorizing your expenses.

Expenses should be classified into the following categories:

Household
Food
Transportation
Healthcare
Looking good
Entertainment
Miscellaneous

Need a simple, free, easy to use monthly budget sheet that can be used by you or your children? Just hit this link: Sample Budget

Once all items have been categorized and listed, simply total the income and subtract all of the expenses. The remaining number will clearly determine if you are coming up short, breaking even, or have money left over. If you have money left over, meet with your financial planner and discuss investment strategies that will maximize those extra dollars.

If you come up short or barely break even, it is important to determine areas that you can trim expenses. Look at trimming dining out, entertainment, or looking good expenses. Although it may sting a little in the short run, you'll know that you are on the path to a great financial future.

Positivity Rules!!!!!!

Christin Griffin (Keller Williams Realty Las Vegas) — Sun, 14 Oct 2007 17:32:41 -0500

You have one life to live. Be happy and make your life meaningful. You haven’t got time to waste with negative people. They will drain your energy. When they find a willing audience, they won’t let it go. They may have justifiable concerns but too often get involved in minor matters. They blame and look for excuses. Productive good does not come from blame.

Be polite and encouraging to negative people. You can be compassionate, but still be strong enough to walk away. Everyone has problems, but not everyone allows those problems to rule them. You can offer a temporary safe haven without becoming a permanent home. You do not have to sacrifice your life to the problems of another but show them a better way. Love, Christin Griffin

Market changes

Christin Griffin (Keller Williams Realty Las Vegas) — Mon, 08 Oct 2007 22:01:04 -0500

Real estate is being declassified as a commodity by determining the client's needs first then developing customized marketing plans to achieve those goals.

The top buyer-brokerage companies are actually starting to get paid by buyers. It has always been befuddling to me how an agent represents a buyer yet is paid by the seller. Top agents are showing their buyers "for sale by owner" properties and other off-market properties. When these sales fail to compensate the agent by a seller, the agent is looking to the buyer for remuneration. The pros are handling wavering buyers by having them agree to representation contracts without exception.

Short sales are being utilized as a method to achieve a client's goals. In many cases, a foreclosure is more expedient and profitable for a seller than a short sale. However, a short sale may mitigate the credit damage to that seller. Yet the banks are willing to discount the loans for the reason of the state of the mortgage industry. For every $1 the bank loans out they must have on cash reserves $7-10. Therefore a $100k loan must have between $700,000 and 1 million dollars on cash reserves to be able to loan out more money. Banks are in the business of making loans not taking back foreclosed properties, marketing and selling them again.

For more information on the short sale process contact me. To be added to my Exclusive Buyer's List of foreclosures and short sales in the Las Vegas area send me your name, email and phone number.

Christin Griffin, ChristinGriffin@kw.com, ChristinGriffin.com

Great Agents

Christin Griffin (Keller Williams Realty Las Vegas) — Mon, 08 Oct 2007 21:51:55 -0500

Great Agents.....

Think like Great agents by thinking of business planning NOW for 2008. Develop strategies for lead generation & marketing.

Down payments are back! It is time that we get back to working with buyers who can qualify to get a credit card. Loose lender creativity is over and fundamentals are back! American Real estate provides opportunities that buyer s appreciate which makes them end up being better neighbors and citizens. Rates of appreciation and the cost of money does not determine their longevity of ownership. They are more apt to improve their real estate and their neighborhood. So, qualify harder!

Spend more time figuring out how to put the leads into play rather than generating thousands. High cost high lead generation that go without follow up are out. Get back to traditional lead generation systems using technology to decrease their cost and increase their efficiency. Add layers of follow up, including live staff follow up, the "rainmaker's" personal follow up, direct mail, and other forms of more personal closing sequences using the phone and personal visits for more expensive expireds.

The personal touch is always best. It is a great time to invest in Las Vegas as everything's on sale! Contact me today to be added to my Exclusive Buyer's List for a look at all the unbelievable deals.

Christin Griffin, ChristinGriffin@kw.com, ChristinGriffin.com

Short Sales

Christin Griffin (Keller Williams Realty Las Vegas) — Mon, 08 Oct 2007 21:34:33 -0500

There are many ways to lose a home but signing away ownership in a manner that destroys credit, embarrasses the family and strips an owner of dignity is one of the hardest. For owners who can no longer afford to keep mortgage payments current, there are alternatives to bankruptcy or foreclosure proceedings. One of those options is called a short sale.

When lenders agree to do a short sale in real estate, it means the lender is accepting less than the total amount due. Not all lenders will accept short sales or discounted payoffs, especially if it would make more financial sense to foreclose.

If you are considering buying a short sale, there could be drawbacks. I suggest that all borrowers:

* Obtain legal advice from a competent real estate lawyer
* Call an accountant to discuss short sale tax ramifications

As a real estate agent, I am not licensed as a lawyer nor a CPA and cannot advise on those consequences. Be aware the I.R.S. will consider debt forgiveness as income, and there is no guarantee that a lender who accepts a short sale will not legally pursue a borrower for the difference between the amount owed and the amount paid. In some states, this amount is known as a deficiency. A lawyer can determine whether your loan qualifies for a deficiency judgment or claim. I wanted to write about what is involved in the long process of a short sale. Seek a Real Estate Professional in your area to assist you in completing all these time consuming and tedious tasks.

Although all lenders have varying requirements and may demand that a borrower submit a wide array of documentation, the following steps will give you a pretty good idea of what to expect.

    * Call the Lender
      You may need to make a half dozen phone calls before you find the person responsible for handling short sales. You do not want to talk to the real estate short sale or work out department, you want the supervisor's name, the name of the individual capable of making a decision.

    * Submit Letter of Authorization
      Lenders typically do not want to disclose any of your personal information without written authorization to do so. If you are working with a real estate agent, closing agent, title company or lawyer, you will receive better cooperation if you write a letter to the lender giving the lender permission to talk with those specific interested parties about your loan. The letter should include the following:

          o Property Address
          o Loan Reference Number
          o Your Name
          o The Date
          o Your Agent's Name & Contact Information

    * Preliminary Net Sheet
      This is an estimated closing statement that shows the sales price you expect to receive and all the costs of sale, unpaid loan balances, outstanding payments due and late fees, including real estate commissions, if any. Your closing agent or lawyer should be able to prepare this for you if you do not know how to calculate any of these fees. If the bottom line shows cash to the seller, you will probably not need a short sale.

    * Hardship Letter
      The sadder, the better. This statement of facts describes how you got into this financial bind and makes a plea to the lender to accept less than full payment. Lenders are not inhumane and can understand if you lost your job, were hospitalized or a truck ran over your entire family, but lenders are not particularly empathetic to situations involving dishonesty or criminal behavior.

    * Proof of Income and Assets
      It is best to be truthful and honest about your financial situation and disclose assets. Lenders will want to know if you have savings accounts, money market accounts, stocks or bonds, negotiable instruments, cash or other real estate or anything of tangible value. Lender are not in the charity business and often require assurance that the debtor cannot pay back any of the debt that it is forgiving.

    * Copies of Bank Statements
      If your bank statements reflect unaccountable deposits, large cash withdrawals or an unusual number of checks, it's probably a good idea to explain each of those line items to the lender. In addition, the lender might want you to account for each and every deposit so it can determine whether deposits will continue.

    * Comparative Market Analysis
      Sometimes markets decline and property values fall. If this is part of the reason that you cannot sell your home for enough to pay off the lender, this fact should be substantiated for the lender through a comparative market analysis (CMA). Your real estate agent can prepare a CMA for you, which will show prices of similar homes

          o Active on the market
          o Pending sales
          o Solds from the past six months.

    * Purchase Agreement & Listing Agreement
      When you reach an agreement to sell with a prospective purchaser, the lender will want a copy of the offer, along with a copy of your listing agreement. Be prepared for the lender to renegotiate commissions and to refuse to allow payment of certain items such as home protection plans or termite inspections.

Now if everything goes well, the lender will approve your short sale. As part of the negotiation, you might ask that the lender not report adverse credit to the credit reporting agencies, but realize that the lender is under no obligation to accommodate this request.

For a referral to a short sale or foreclosure specialist in your area, please contact me. REALTORS are professionals ready to help. I look forward to hearing from you.

Christin Griffin, ChristinGriffin@kw.com, ChristinGriffin.com

Exclusive Buyer List for Foreclosures & Short Sales

Christin Griffin (Keller Williams Realty Las Vegas) — Mon, 08 Oct 2007 21:26:32 -0500

Las Vegas,as many parts of the country, is experiencing a huge short sale and foreclosure market. I have extensive lists of short sale "pre-foreclosure" property, foreclosure commenced property and REO's. Now is the time to buy~Everything is "ON SALE" right now. If you or your client would like to be added to my "Preferred Buyer's List" please contact me with your name, email, & phone number. All investor levels welcome from experienced to first time. Let me assist you in the process as there are some amazing deals to be had. I look forward to working with you soon!

Christin Griffin, ChristinGriffin@kw.com, ChristinGriffin.com

4 Bedroom, 3 bath , 2 car garage

One full bedroom and bath downstairs + loft

1882 Sq Ft

Short Sale $224,990!!!!