Real Estate

Ten (10) reasons to work with a commercial buyer’s agent

Looking to buy commercial real estate for your business or as an investment? The following are ten (10) reasons to seriously consider using a commercial real estate agent to represent your interests.

10. Provide an administrator for the purchase process.

A good commercial real estate agent will keep your property closing on track. For example: What is the status of the title commitment? Are there any questions or concerns regarding the title pledge? Has the survey been ordered and completed? When does my feasibility period end? When does my security deposit become “difficult”? Is financing in place? Is an appraisal required and has it been completed? Have the necessary inspections been ordered and are they complete? Has a lawyer reviewed the purchase contract? Have all closing documents been reviewed?

9. References for experts who can help with the purchase of the property.

Commercial Agents meet other real estate professionals who can bring their expertise to the property buying process. Professionals such as attorneys who specialize in real estate, title companies, surveyors, engineers, architects, public accountants, insurance companies, building / property inspectors, environmental consultants, contractors, appraisers, etc.

8. Assist with due diligence.

As part of the property buying process, an experienced Agent can help the Buyer ensure that the appropriate elements are investigated to ensure the property works for the Buyer’s needs. Due diligence is the pre-purchase effort made to discover and analyze information about the property under contract. Agents can assist the Buyer in obtaining the necessary documents and provide a checklist of these items, including information on zoning, jurisdictional requirements, floodplain, easements, covenants, conditions and restrictions, utilities, etc.

7. Identify and help evaluate the condition of the property.

Trade agents can help buyers identify the most important items to consider as part of the buying and appraisal process, including a look at:

* Rental

* Physical condition

* Permitted uses

* Limitations on interior / exterior additions or renovations

* Adaptation of accesses and car parks

* Opportunity to expand or lease excess space

6. Experience of working with other buyers

Based on past experience, agents may recommend other considerations to the buyer, such as: “Consider purchasing additional square footage that will give your business room to grow and until the space is needed, the additional space can be rented and provided assistance. to pay the monthly bills. ” .

5. Allows you to spend time on your business.

Let a commercial agent spend their time looking for your property, allowing you to spend time running your business. Focus on your experience and let an agent help you by focusing on theirs. Time is too precious a commodity to spend driving in search of property.

4. Experience in negotiating prices and terms.

There is no other commercial professional with the experience and knowledge that a commercial agent has to help with the purchase price and contract negotiations. Topics such as: What is a reasonable and fair price for the property? Is this a good buy? What terms and conditions must be in the contract to ensure that my interests are protected? Should I get some inspection and feasibility time as part of my purchase contract so that I can better study the property and confirm that it meets my needs?

3. The cost to the Buyer is zero, zip, nothing.

The seller pays the buyer’s agent commission through a commission agreement between the two parties. The total cost is borne by the seller.

2. Experience in the local market

No one is going to know the local commercial real estate market as well as a Commercial Agent. The Listing Agent will not tell you if your property is listed above the market rate and only an experienced Agent can advise you regarding the location that makes sense for your particular type of business.

1. The buyer’s needs differ from the seller’s and they need representation to protect their own unique interests.

The seller or owner will be represented by a listing agent and the fiduciary responsibility of this agent is to the seller. The Texas Real Estate Commission (TREC) “Brokerage Services Information” states that “the broker listing the property for sale or lease is the owner’s agent.” It also states that, “a listing broker can assist Buyers but does not represent the Buyer and must put the Owner’s interests first.” Finally, it notes that “the Buyer should not tell the Owner’s Agent anything that the Buyer does not want the Owner to know because the Owner’s Agent must disclose to the owner any important information known to the Agent. Be in. Sellers have representation of their Listing Agents Buyers need the same from a commercial buyer agent.

Real Estate

Real Estate Wholesaling in Six Easy Daily Checklists

We run the world’s largest real estate wholesaling business, wholesaling properties to investors in 280 US markets.And the whole wholesaling process can be broken down into 6 easy daily checklists. to implement. Here they are in order of importance and, coincidentally, in the order in which you should work them each day.

First of all, you need to remind yourself every day of the direction you are heading and what you want to achieve. Stephen Covey says, “start with the end in mind,” so we want to review our goals, first strengthening the daily questions and affirmations. It should only take 5 or 10 minutes, but it sets the tone for the entire day and is a critical first step, one that is often overlooked.

Second, and this is a big problem, you have to take care of all your marketing. When selling wholesale real estate, you should focus on marketing in a few main categories: buying (or controlling properties), selling (and building your buyer’s list), and hiring help.

For property purchase marketing, you will take actions that will get sellers to call you with the properties they have for sale. Easy things like using Craigslist effectively can produce a steady stream of wholesale offers.

You can also rely heavily on Craigslist when you market to sell properties you have control over and to grow and strengthen your buyer list. However, there are some highly effective and inexpensive direct mail methods for finding the most serious active buyers who are buying deals like the ones you control and who are also trying to wholesale.

One of the easiest things to do to automate your wholesaling business is to find help that costs you nothing up front and only pays you when you close a deal. Posting just one or two ads a week to find researchers and hunting dogs can give you a flood of deals and investor buyers that puts you in a position to select and rank which sellers and investors you work with.

The third daily checklist is to work with your salesperson inquiries throughout the entire buying process, from the initial callback, through the research phase, to bidding and following up to the point in time. which charges its wholesaler fee when it relinquishes control of the property to its buyer.

The fourth daily checklist is to work with your buyers (both retailers and investors). One of the great attractions of wholesaling is being able to rely heavily on the work you have done in the past with your existing buyer list. Growing your buyer list and strengthening your relationship with your buyer list are worth daily activities.

The fifth daily checklist is where you work with the other members of the real estate dream team. This is where you focus on working with your title company, hard money lender, real estate agents, mortgage brokers, and more. A strong team can make even the weakest leader successful, so focus on getting the strongest team possible and let them do the best they can. If the transaction pays for the dream team member, why not work with the best?

The sixth and final checklist is the business management checklist in which you deal with all business management activities such as accounting, business entity maintenance, asset protection, and important data backup. .

By following these six checklists that have consistently proven themselves, you can build a successful real estate wholesaling business.

Real Estate

What to ask when looking for a good property manager

If you’ve ever looked for a good property manager, then you know how difficult it can be to find a good one for your rental property. There are several property managers, probably more than you really need to get your property to market.

With so many options available, it can be difficult to choose one for your unit. But don’t worry – if you ask the right questions while searching for property managers, you will have a better idea of ​​who would be the best fit for your property. Ask them these questions when talking about your property to see if they are the right property manager for you:

1. What types of properties have you managed?

Experience counts for a lot in property management and can separate the good ones from the ones you should stay away from. Experience in this field, however, is not just about the number of years worked in the field; it’s also about the kind of properties they’ve managed. Depending on the type of property you have, you can go with someone who specializes in managing properties like yours or someone who has a more varied experience managing different types of properties.

2. How are potential tenants screened?

Screening prospective tenants is one of the most important steps in property management, so the way they do it often reflects their level of service to your property. Ask them how they will match tenants to your property and what their tenant-finding process looks like. This will give you a better idea of ​​how they operate and how far they will go to find the right match for your property.

3. How do you handle late payments from tenants?

Finding tenants is just one phase of property management; the longest phase involves managing the lease itself. Asking them this question will show you what their management style is like and how they will deal with critical rental issues like these. See if your process aligns with what you expect them to do and how you want your property to be managed.

4. How do you respond to complaints?

Similar to the previous question, this question allows you to gauge how well a potential property manager will handle the landlord-tenant relationship. Remember that a property manager will act as a mediator between you and your tenant, so it is important that you feel comfortable with their process for dealing with any complaints or issues.

5. How often do you carry out inspections?

Routine inspections are important to any lease, and the number of times per year will help give you greater peace of mind as a landlord or landlord. This question will also show you how well the property manager will take care of your property even after the start of the lease.

6. What is the correct rental price for my property?

If you’ve done your research beforehand, this question will allow you to assess how well a potential property manager knows the market and what it can offer you. It also allows you to get a better idea of ​​the value of your property in today’s market. Compare your answer to different property managers to see what they offer and better understand where your property is on the market.

7. What can I do to improve my ad?

Asking them this question will not only reveal your experience in property management, it will also help you get your property in the best position on the market. Write down their suggestions, evaluate their relevance and decide if they can get your property where you want it to go.

8. What are the total costs and fees to manage my property?

Some have small registration fees, but a variety of hidden fees once you register and allow them to manage your property. Avoid being surprised by such fees and ask them to list all administration and service fees included in their service. The more complicated your fee structure, the more headache (and expense) you are likely to have.

9. What can you do that others cannot?

This is where prospective property managers will try to sell you what they have to offer and how well they stand out from the competition. It’s also the part where you evaluate intangibles in any employment relationship, giving you a better idea of ​​how well they meet your standards. Listen well, take notes and evaluate if they provide what you are looking for.

With so many options available today, finding the right property management company can be difficult. But if you ask the right questions and do your research beforehand, you will find that all the hard work you put into finding the right manager will pay off. Once you find the right one, your property (and wallet) is sure to thank you.

Real Estate

Book Summary – The Total Money Makeover – A Proven Plan for Financial Fitness – By Dave Ramsey

Bottom line: buy this book. Financial stress is the biggest threat to our nation right now. People run scared every day as unemployment rises, the value of a dollar declines, and high-paying jobs disappear. Dave describes everything you need to do to move from bankruptcy to financial situation. If you haven’t read or heard of Dave, you’ll like him because he brings southern common sense to your work. My grandmother was from Georgia with a fifth grade education and had more southern common sense than anyone I have ever met. Dave is the same.

Why is this important to me? Take a look at this and you will see why it is essential to control your money and finances. Divorce rates in this country are above 50% and the number one cause is financial stress. Dave talks about women having a security gland and the need for secure finances. When the future is uncertain in terms of life, education and family, women tend to be more affected than men. This difference inherent in stress cases and therefore divorces. Dave discusses how to handle this a bit in this book and in much more detail at Financial Peace University. What happened to the WORD of the people? There were 1,593,081 bankruptcy cases in 2010.

I think my grandparents are happy to be in the other world because SOME people in this country have lost respect for themselves and have huge rights issues. I do not like to make radical judgments and I understand that some bankruptcies are unavoidable due to medical problems or trauma. I have no problem with that, but there are a lot of lazy people who think they can clean the board and start over. Worse than that, they have done it more than once. This is like a part-time Catholic who cheats on his wife but asks for forgiveness at Sunday Mass every week. He imagines that he can start over. This is wrong.

This book is packed with excellent information that, if followed, is designed to help you get out of debt and stay in good financial shape. For the sake of time, I will highlight certain sections and the myths that Dave describes.

1. Financial fitness is 20% how and 80% behavior. The concepts are really simple but it is the behavior that is difficult. I can outline a diet and fitness plan for anyone in 5 minutes that will produce results. The question is will it produce results for you, that is, will YOU do the work ??????? Shocking statistics: 90% of Americans buy things they CAN’T afford.

2. Emergency Fund – How many people have funds available for 3 to 6 months in case of an emergency? I was very lucky to grow up with a financially astute father. I thought I was 5 years old again reading Dave’s book because all the things that are taught in the book were taught to me at a young age. I realize that not everyone is so lucky. The terrible statistic is that most Americans are within two weeks of financial collapse.

3. Dave describes a myth that is very real. The myth is that if you lend money to a friend or family member, you are helping them. In reality, if you lend them money, the relationship will be strained or destroyed. The only relationship that would be improved is the one that results from one party being the master and the other being the servant.

4. Golden rule: the borrower is always the slave of the lender.

Dave has a mindset that says: You must be intense Gazelle when it comes to your financial fitness. You must recognize that it is your behavior and your approach that will determine whether you become financially fit. If you are in financial trouble, then the “how-to” steps outlined in the book – they work.

1. Create an emergency fund.

2. Face your debt.

3. Save 15% of your money

4. Delete all payments

5. Give

6. Imagining a life without payment and with all the income ……. Victory !!!

These 6 easy steps are easy to understand but difficult to follow. As you know, most people will not follow these steps. That is why people play and play the lottery. One of Dave’s spiel that I agree with is: “The lottery is a tax on the poor and people who can’t do math.”

Remember: “Where the focus goes, the energy flows” If you find yourself in financial trouble, I recommend that you start with this book and change your mind to fix the problem.

Live like nobody and then live like nobody is a brilliant saying. This basically means that you need to be disciplined and sacrifice now in order to have financial freedom and security later in life. Remember that if you are nervous about your finances now, it will only get worse as you get older. Most people don’t think about their health and energy until they start to lose it. If you HAVE to work until 70 because you don’t have money, then that’s a horrible thing. If you work in your 70s because you love it and you DO NOT have to, then it is a blessing. Which one do you want?

I hope this short video summary has been helpful to you. The key to any new idea is to incorporate it into your daily routine until it becomes a habit. Habits are formed in just 21 days. One thing you can take away from this book is looking in the mirror. Denial affects you like poison. If you have financial problems, admit it and commit to doing something about it NOW. Schedule 15 minutes every day for your financial education to fix the problem NOW.

Real Estate

Cabin Law and Cabin Succession Planning to Save the Family Cabin and Memories You Love

Cottage Law is specific to the unique requirements of family cottages, vacation properties, hunting lodges, or other types of shared ownership. Cottage Law is a relatively new practice area of ​​law. It gained momentum in the early 1990s when states created public laws that provide the essential legal framework for changing the ownership relationship of country home owners. Michigan lawmakers created the “Michigan Limited Liability Company Act” (LLC) in 1993, and since then most states have adopted similar limited liability company statutes. Cottage Law is a law firm practice area that focuses on family farmhouse sharing and farmhouse succession planning.

Cabin Succession Planning It involves developing a succession plan to pass the family cabin down to children and future generations for their shared use and enjoyment. A succession plan is designed to protect the owner, family members and property of the cabin from the threats of a lawsuit for forced partition of the cabin and to establish equitable rules for future operation, sharing, financing and management of the family cabin.

7 key cabin-related concerns addressed by a cabin succession plan:

  • The possibility that the ownership of part of the house passes into the hands of someone who is not a member of the family as a result of death or divorce.
  • What to do if a family member cannot or does not want to fulfill some or all of the economic commitments of the cabin.
  • The financial impact on the cabin if a family owner files for bankruptcy, or a portion of the interest on the cabin is collected by a creditor from a family member.
  • How to resolve internal conflicts between family members about how the cabin is operated, maintained and improved.
  • A family member wants to “cash in” their interest in the family cabin.
  • Lack of harmony and even possible litigation between siblings when parents are no longer present to mediate a peaceful resolution.
  • What happens when a child or children cannot afford to keep the cabin?

In the past, most parents relied on their estate plan to leave the family home equally to their children. While this is a way to transfer ownership of the family cabin and transfer ownership to others, it presents financial, legal and emotional risks for both the heirs and the family cabin. An estate plan cannot prevent a partition lawsuit, set rules for the future of the property, or enforce your dreams of keeping the cabin in the family. In Michigan, every time you transfer title to a property, you run the risk of “uncovering” the property’s appraised value and are likely to experience a dramatic increase in property taxes on your cabin.

There are many reasons why sharing and passing on family homes is difficult, but it doesn’t have to be for you. The right information and a “family-only” cabin succession plan can eliminate the risk and confusion that most families experience. Now is the time to start looking at the family cabin property from a different perspective.

How You Own Real Estate

There are two ways to maintain title to real property:
-directly, gold

Direct ownership
The Real Estate Law regulates the rights and duties of “direct owners”. The granting of these rights and the way real estate laws impose duties on direct owners often come as a surprise to cabin owners. It is the surprises of the real estate law that put the family home at risk. Directly owned real estate laws do not promote keeping the cottage in the family for several generations, and there is always the threat of partition and confusion among the co-owners.

Indirect ownership
The Entities Law, which are the laws of trusts, partnerships, corporations and limited liability companies, govern the rights and duties of “indirect owners.” Entity Law is extremely flexible and adapts to the complex realities of business.

One of the first things to learn is how you own the title to your cabin. See the first paragraph of writing. If it says “Joint tenants,” you and other co-owners are “direct owners” and your cabin is always at risk. Any co-owner could force the sale of the family cabin using his right to file a “right to partition” lawsuit.

Family cottages are generally governed by 600-year-old real estate laws. The American legal system is based on English common law and the principle behind the “right to partition” is that no person can be required to own property. Think about that for a minute. If you plan to pass on the family cabin to your children equally as “joint tenants” and one of your children prefers to have the “cash value” of your inheritance and instead of a part of the family cabin, you can choose to terminate your relationship with his co-owners of the cabin. If the siblings cannot afford to “buy” a sibling and there is no way the cabin property can be divided equally, a court could order the sale of the property and divide the proceeds equally between the co-owners. His dream of spending happy family moments at the farmhouse for future generations has been lost.

To protect the family cabin for future generations, change the ownership relationship from “direct owners” to “indirect owners” by creating a limited liability company (LLC). The LLC is governed by flexible entity laws that have provisions for multiple owners and generations of family ownership, versus real estate laws that favor the rights of the individual real estate owner.

Indirect ownership of your cabin through an LLC allows you to use laws intended for business entities. You can customize an arrangement specifically for your family’s wishes. You have the control. You can decide how the family cabin will be operated, financed, and most importantly, you are in control of how the cabin will be passed from one generation to the next.

When you create a Cabin Limited Liability Company, you transfer ownership of the cabins to your Cabin Limited Liability Company. The LLC becomes the new owner of the cabin, furniture, boats, vehicles, and other equipment. You and future generations of your family will become “indirect owners” of the cabin. Instead of a “direct ownership” interest in the cottage real estate, you own “membership units” in the cottage LLC and can then transfer “membership interests” in the newly formed cottage Limited Liability Company to their heirs.

Work with an experienced cabin law attorney to review your family cabin ownership as a whole. A skilled craft law attorney is in a position to advise you on short and long term legal structures and strategies to avoid “uncovering” your property, property tax appeals, and related tax matters.

A rural law attorney works with the family to develop a plan for the management of the cabin, to address the scheduling of the use of the cabin, how to equitably resolve power struggles between siblings for use during the seasonal months high, how to finance and possibly endow the property. farmhouse, and develop a financial plan for a “graceful outing” to accommodate a sibling who does not want to share in the use, care, and expense of the family’s farmhouse.

At the core of the Cottage Succession Plan and LLC is the Cottage Operating Agreement, which sets the rules for the management, co-use, and future of the cottage. Care must be taken to accommodate the wishes of each owner because each owner must be willing to sign the operating agreement once it is drafted.

You will need to choose between two types of LLC based on when you plan to implement the LLC. One is the “Immediate Cottage LLC,” which takes effect when the cottage owners finalize their operating agreement, file the articles of organization in their state, and sign a deed. The other is a “Springing Cottage LLC” which allows the owner of the cottage to maintain complete control during its lifetime and takes effect only when the owner of the cottage dies. The process for drafting the Cottage Operating Agreement is different for each type of LLC, but the objectives of the agreement are the same. Your field law attorney will advise you on the procedures for both types of LLC.

The Cabin Operating Agreement determines everything about the cabin, including but not limited to:

  • Contributions to expenses
  • Who can be an owner?
  • Rental
  • Maintenance
  • Scheduled use
  • Annual budget
  • Capital improvements
  • Amendments to the operating agreement
  • Modifications to the Company’s Bylaws.
  • Merge the company
  • Dissolve the company
  • Set a cabin usage fee for members
  • Select or replace company managers
  • Mortgage the cabin
  • Rent the cabin
  • Change of company to a different legal form
  • Endowment contribution
  • Modify the operating agreement
  • Approve construction
  • Approve renovations that alter the character of the cabin.
  • Increase the member’s share of property insurance, property taxes, and standard living expenses
  • Sell ​​the company
  • Selling the cabin

Circumstances must be evaluated for each cabin and family property. The advantage you get with an experienced cabin law attorney is knowing that you created a flexible legal entity to fulfill your hopes and dreams of protecting, preserving and saving the family cabin for use by all future generations.

A well designed cabin estate plan preserves the family cabin “experience”. All the memories that the experience produces are worth more than the money and can give you what you expected: a common and loving bond and a closer relationship between grandchildren and great-grandchildren.

Begin the process of creating your cabin plan. Having a simple plan in place, which you can easily change and update, is better than the consequence of not having a protective cabin estate plan for your heirs.

Real Estate

Eleven key attributes of a good property manager

Property management is a career profession. The industry enables job growth, continuous learning experiences, and the opportunity to work with diverse individuals and income groups. The property manager can work directly for a real estate owner or for a property management company, hired by an owner or legal entity to take care of the real estate for a specified period of time.

The property manager has a fiduciary relationship with the management company and the owner. A fiduciary relationship is one that is based on mutual trust and total trust in each other.

The property manager is provided with an owner’s portfolio of real estate to manage in its “highest and best use” in exchange for a contract of employment or salary. Property manager real estate assignments include apartment buildings, condominiums, hotels, storage facilities, shopping centers, office buildings, government-subsidized properties, boarding houses, abandoned buildings, and vacant lots, to name a few. .

I have managed almost all of the above property types for over twenty years. I have managed public and private housing, for non-profit organizations, for the federal government, and for private developers and real estate investors. I also owned my own property management company for eight years. Now I teach, speak and write about property management standards and techniques. Here are some crucial skills, which I know from first-hand experience, that must be accepted as required attributes and learned skills to be a good property manager.

1. You must know and stay up-to-date on local ordinances and state laws

Administrators must carry out their work in accordance with the laws of the country. The government (municipal, state, and federal) dictates how real estate will be managed, from applying for a real estate license (depending on the state) to using the real estate (such as rent control laws). From the proper disposal of garbage to how and where we should keep security deposits, the manager must keep abreast of the many legal requirements of real estate management. If you make a mistake or forget a task, it could cost the homeowner their property and / or the reputation of a management company, loss of account, or even loss of real estate licenses.

2. You must be highly ethical and honest

Property managers work on the Honor Code when handling other people’s money. By collecting rent, security deposits, washing machine money, etc., the property manager maintains a fiduciary relationship with the landlord and / or management company. The owner entrusts the property with thousands of dollars each month, plus the value of the real estate itself. The manager is hired to perform at the highest level of integrity. On a daily basis, the good judgment of the property manager and a sense of what is right and what is wrong is put into play.

3. Must be organized and detail-oriented

Managers collect rent on a daily basis and must ensure that each rent is paid and posted to the tenants account as received. Financial records are kept detailing each and every rental transaction, either through rental cards or on the computer. Lease expirations and renewals, rent increase letters, and rent invoices must be mailed on time. The lines for court appearances must be maintained and clients must receive their monthly written report of operations. A trained property manager can multitask, keep site files organized, and prioritize repairs and assignments.

4. Must have good communication skills

Managers must be able to communicate with people from all walks of life, cultures, ethnicities, and personalities. Managers need to be able to articulate their cases in front of judges, speak with the landlord, negotiate with providers, and properly speak to tenants, who are often frustrated, upset, or angry. A good manager must be able to remain calm and communicate in a professional manner. Familiarity with speaking in other languages ​​is always an advantage.

5. Must have good computer skills

Computer literacy is a technical skill, like driving, typing, etc. The use of email, mail merge and computer faxing are at the heart of property management today. This is especially true if the property is in a part of the city or state, and the central office is far from the site. If a manager does not have a strong command of the computer and its basic programs, such as Microsoft Word and the Excel spreadsheet, he may have a difficult time finding an administrative position in this field.

6. You should like working with the public

If everyone paid their rent on time for the fifth day of each month, the manager would not have to work to collect the rent. If a property never had problems, such as toilet overflows, lost keys, or faulty smoke detectors, the property manager would have little to do. Therefore, it is important that a manager enjoys dealing with people with problems. A manager should at least like to help tenants with dignity and in a responsible manager. If you don’t like being interrupted several times a day with a dilemma to solve, this type of work may not be for you.

7. Must be patient and have a sense of humor

There is some pressure when working with the public. There are days when nothing seems to be going right, and if your head hurts that day, it could be a long period from 9 to 5. A calm personality or a good sense of humor will go a long way in property management. If you tend to be very nervous, anxious or angry or impatient while working to tight deadlines or with people in trouble, you may want to reconsider taking on this profession.

8. You must like to read and do research

There are many types of leases, agreements, forms, and other legal documents that must be signed between the tenants, the manager, government agencies, the site attorney, and / or the landlord. Government and real estate regulations change; the manager must be willing to read about them and keep up to date. The documentation must be read and verified before it is sent to the tenants, agencies, the landlord, etc. If you don’t like reading to keep up with the latest trends, legal and industry changes, and terminology used, you won’t be able to do your job right.

9. Must have a strong sense of duty and commitment

Ensuring that the tenants under their control are treated with respect, have heat and hot water, are not subjected to or commit illegal activities or disruptive behavior by their neighbors, are some of the obligations of the administrators. Tenants depend on the manager’s sense of obligation to the property and the families or professionals who live there. The manager may not always have the funds to do everything all the time, but what can and should be done, such as keeping the building clean and having a sense of urgency to finish work in a timely manner.

10. Must have a flexible mindset

Property management is a fluid profession, as it follows the economic, governmental, industrial, and social changes that affect the way a property is managed. Managers who still like the “good old days” of mistreating tenants and causing rental applicants to jump through unnecessary hurdles to get an apartment (or otherwise, by not checking anything), will find themselves out of the question. contact, and perhaps misplaced. job. The ability to accept changes in the law, obey fair housing laws, have a positive, or at least neutral, attitude towards people who are different, and above all, be open-minded, is a key element of a successful manager.

11. Must be an excellent follow-up person

A manager can never assume that a repair or rental payment plan will take care of itself. Our mantra is: “Follow up, follow up, follow up!” This is one of the most critical skills of a good property manager. The ability to multitask, keeping multiple balls in the air without dropping any of them, is challenging and sometimes difficult. The ability to multitask successfully often pays off both financially and in promotional decisions.

Real Estate

11,494 replaced home loan foreclosure trustees in 2012-2016 in one county. Why? They would not lie!




“Where are the Strong’s?”

Where are the trusted ones? “ELVIS COSTELLO

This article is dedicated to the six foreclosure law firms that were “appointed” to be substitute foreclosure trustees “by fictitious lenders to fraudulently foreclose on thousands of families in Jackson County, Missouri each year, creating refugee families. displaced in numbers that compete with refugee problems anywhere in the world.

Jackson County is only a medium-sized county in the United States.

I have been asked to name these companies publicly, because the general public is unaware that this problem exists. I think they should also be named.





And I just had it. I am right. You can’t work on a topic for nine years, seven days a week and not understand the material. I’m probably not a genius, but I’ve often been told that I’m very smart. Very smart? I don’t know about that, but I’m right.

There have actually been over 30 million criminal foreclosures in the US since 1999. There are about 3 people per family, making it 90 million American refugees who have been ripped from their homes with the stupidest Ponzi scheme. , but successful, of all time. . Every wrongful and illegal foreclosure was seen and ignored by Congress, the Justice Department, and especially and shamefully, the entire United States judicial system.

The trustee in a foreclosure is supposed to play the role of a neutral party who keeps the loan documents “in trust” until the loan is paid off or a problem develops. In theory, he withholds this paperwork until the end and should not be replaced by either party unless he is dead, incapacitated, or unable to perform what is required in the Deed of Trust.

But, the law allows a complete stranger to the contract to be replaced by the original trustee without notice or argument. What type of law firm would a fraudulent lender obtain to forcibly replace the intended trustee?

Well, there is no one watching and no judge examining them. They get the signatures that will mutter no matter what the danger.

In Jackson County, about 81% of the thousands of individual trustees of mortgage loan documents are replaced by just ten successor trustees. The same successor trustees from 2010 to today.

You wanted me to name them. They are downstairs.

Jackson County Missouri

Web Access deed registry

11,494 families were executed by these types of 14,218 = 2,724 who were not. That means 81% of the trustees are successor trustees.

Criteria: Filing date on 01/01/2012 and 12/31/2016 The type of act is APPOINTMENT

Showing records 1 to 20 (14,218 records found as of 01/03/2020 01:25:43 PM

Criteria: Filing date on 01/01/2012 and 12/31/2016 The type of act is APPOINTMENT

Showing records from 1 to 20 (Total citations for this period = 14218) records found as of 01/03/2020 01:25:43 PM


Criteria: The beneficiary begins with SINGER CORPORATION Filing date 01/01/2012 and 03/01/2020 The type of act is APPOINTMENT

Showing records from 1 to 20 (43 records found as of 01/03/2020 03:35:42 PM count again)

Singer Corporation for Kansas City’s First Federal Bank

1010 Walnut St. Suite 500

Kansas City, MO 64106

Singer Corporation welcomes Mr. Millsap and becomes:

Criteria: The beneficiary begins with MILLSAP & SINGER PC, the filing date was 01/01/2012 and 12/31/2016 The type of act is APPOINTMENT

Showing records from 1 to 20 (3211 records found as of 03/01/2020 03:11:19 PM count again)


612 Spirit Drive, St. Louis MO 63005


Criteria: The concessionaire begins with SOUTHLAW Date of presentation on 01/01/2012 and 12/31/2016 The type of act is APPOINTMENT

Showing records from 1 to 20 (672 records found as of 01/03/2020 02:33:48 PM


13160 Foster Suite 100

OP kansas 66213

Criteria: The concessionaire begins with SOUTH & ASSOCIATES, PC Date of presentation on 01/01/2012 and 12/31/2016 The type of act is APPOINTMENT

Showing records from 1 to 20 (2305 records found as of 03/01/2020 02:36:19 PM count again

South and Associates, PC OLD NOTORIOUS NAME

6363 College Boulevard, Suite 1000

Overland Park Kansas 66211


Criteria: The concessionaire begins with KOZENY MCCUBBIN, LC Submission date 01/01/2012 and 12/31/2016 The type of act is APPOINTMENT

Showing records from 1 to 20 (1132 records were found as of 01/03/2020 02:08:13 PM

Kozeny McCubbin, LC

12400 Olive Blvd, Suite 555 St Louis, MO 63141

Criteria: The concessionaire begins with a SUBSTITUTE FIDUCIARY CORPORATION Filing date 01/01/2012 and 12/31/2016 The type of act is APPOINTMENT

Showing records from 1 to 20 (1759 records found as of 03/01/2020 02:10:50 pm

Kozeny McCubbin Owned Substitute Trustee Corporation Purpose: Hide

12400 Olive Blvd, Traje 402 St. Louis, MO 63141

————————————————– ——-

Criteria: The concessionaire begins with MARTIN LEIGH PC Filing date 01/01/2012 and 12/31/2016 The type of act is APPOINTMENT

Showing records from 1 to 20 (230 records found as of 03/01/2020 02:12:15 PM count again)

Martin Leigh PC December 2016 Question 2008 Nutter Loan Substitute?

1044 Master Suite 900

KC MO 64105

Criteria: The dealer begins with MARTIN LEIGH LAWS & FRITZLEN Filing date 01/01/2012 and 12/31/2016 The type of act is APPOINTMENT

Showing records from 1 to 20 (1375 records found as of 01/03/2020 02:16:31 PM

Martin Leigh Laws and Fritzlen, PC

1044 Main 900 Peck’s Plaza

Kansas City, Missouri 64105


Criteria: The concessionaire begins with S&W FORECLOSURE CORPORATION Filing date 01/01/2012 and 12/31/2016 The type of act is APPOINTMENT

Showing records from 1 to 20 (1529 records found as of 03/01/2020 02:26:19 PM count again)

S&W Foreclosure Corporation, c / o Shapiro & Kreisman, LLC

13801 Riverport Drive, Suite 502 Maryland Heights, MO 63043


Criteria: The concessionaire begins with CSM HIPOTECARIA FIDUCIARIO CORPORATION Filing date 01/01/2012 and 12/31/2016 The type of act is APPOINTMENT

Showing records from 1 to 20 (311 records found as of 01/03/2020 02:45:58 PM

CSM Foreclosure Trustee Corporation and for US BK;

The real name of CSM Foreclosure Trustee Corporation is Carrington Mortgage Services Reason for the fake name? Same purpose as Clark Kent glasses!

I have often worked with US Bank NA as a trustee for those funny so-called REMIC TRUSTS that hide mortgage fraud.

National Association of Banks of the USA

4801 Frederica Street, Owensboro, KY 42301


15W030 North Frontage Road Suite 200

Burr Ridge, IL 60527; 1 Mauchly Irvine, CA 9268

Criteria: The grantor begins with CARRINGTON HIPOTGAGE SERVICES Filing date 01/01/2012 and 12/31/2016 The type of act is APPOINTMENT

Showing records from 1 to 20 (42 records found as of 03/01/2020 02:54:59 PM count again)


Federal National Mortgage Association (“Fannie Mae”)

a corporation organized and existing under the laws of the

United States of America

14523 SW Milikan Way Suite 200

Beaverton, gold 97005

2012-2016 was, in my opinion, the worst cascade of foreclosures of all time. It was worse than I predicted. But now I want to go further back and forth. I’m looking for new bad guys and new names to use for fraudulent foreclosure parties or, as the Uniform Commercial Code calls them, “fictitious and impostor beneficiaries.”


What kind of style of organized crime did Millsap & Singer end up with?

Criteria: The concessionaire begins with MILLSAP & SINGER PC Date of presentation on 01/01/2009 and 03/01/2020 The type of act is APPOINTMENT; (9195 records found as of 01/03/2020 04:58:20 PM)


What about South and Associates and their secret identity, Southlaw? (Not a very good secret if I know.)

Criteria: The concessionaire begins with SOUTHLAW Date of presentation on 01/01/2009 and 03/01/2020 The type of act is APPOINTMENT

Showing records from 1 to 20 (1266 records found as of 01/03/2020 05:08:34 PM

Criteria: The concessionaire begins with SOUTH & ASSOCIATES, PC Date of presentation on 01/01/2009 and 03/01/2020 The type of act is APPOINTMENT

Showing records from 1 to 20 (4392 records found as of 01/03/2020 05:12:03 PM)


Kozeny McCubbin, LC

Criteria: The concessionaire begins with KOZENY MCCUBBIN, LC Filing date on 01/01/2009 and 03/01/2020 The type of act is APPOINTMENT

Showing records from 1 to 20 (4742 records found as of 03/01/2020 05:16:46 PM

What about the codename of Kozeny McCubbin, fiduciary successor?

Criteria: The beneficiary begins with a SUBSTITUTE TRUST CORPORATION Date of filing on 01/01/2009 and 03/01/2020 The type of act is APPOINTMENT

Showing records from 1 to 20 (2364 records found as of 03/01/2020 05:20:34 pm


Criteria: The concessionaire begins with MARTIN LEIGH PC Date of presentation on 01/01/2009 and 03/01/2020 The type of act is APPOINTMENT

Showing records from 1 to 20 (514 records found as of 01/03/2020 05:24:13 PM

Criteria: The concessionaire begins with MARTIN LEIGH LAWS & FRITZLEN Submission date 01/01/2009 and 03/01/2020 The type of act is APPOINTMENT

Showing records from 1 to 20 (2864 records found as of 03/01/2020 05:27:01 PM


S&W Foreclosure Corporation, c / o Shapiro & Kreisman, LLC

13801 Riverport Drive, Suite 502 Maryland Heights, MO 63043

Criteria: The concessionaire begins with S&W FORECLOSURE CORPORATION Filing date 01/01/2009 and 03/01/2020 The type of act is APPOINTMENT

Showing records from 1 to 20 (3141 records found as of 01/03/2020 05:30:43 PM


Criteria: The concessionaire begins with CSM MORTGAGE EXECUTION FIDUCIARY CORPORATION Filing date on 01/01/2009 and 03/01/2020 The type of act is APPOINTMENT

Showing records from 1 to 20 (1050 records were found as of 01/03/2020 05:36:51 PM


29,528 !!!

If we accept the average of 3 members per household, this means that this handful of law firms willing to lie for a price are intentionally responsible for turning refugees into refugees.

88,585 !!!

Jackson County residents who have been betrayed by their government and the state and federal courts who have handled these cases without determining the position of the foreclosure party. This my friends is the definition of OBSTRUCTION OF JUSTICE.

Real Estate

Strip mall occupancy costs

If you are a renter, homeowner, or real estate agent, when looking at a retail property, what needs to be quickly understood are occupancy costs and expenses and their relationship to investment and lease combination.

Occupancy costs and expenses can make or break the future of the tenants business and investment income for the landlord. High or uncontrolled occupancy costs and expenses mean an unattractive investment; It is not a desirable fact when you are going to sell the property one day.

Occupancy costs and expenses will reach their own averages for a given property type in a particular area. Then you have some consistency from which you can evaluate the property’s performance at different locations and comparable properties. If a particular property has higher than average expense expenses and therefore occupancy costs for tenants, then you must have an acceptable reason for it. Without a valid reason, the property will fail as an investment and net income will fall. Tenants will not want to take up space in a property that has a high occupancy cost to them.

This is the main reason why many tenants today are moving towards gross rents as a method of leasing; controls your known occupancy cost over the term of the lease. When they place this type of rent with fixed rental reviews during the term of the lease, the tenant knows the costs to be covered as the lease progresses. The tenant may be happy, but the landlord may not be. A property business plan and rental strategy are critical to making this work; particularly so in complex commercial properties. The costs of managing a retail property are considerably higher than those of other types of properties. Strategy is everything.

Landlords who adopt gross rents for tenants in their building must take a careful look at expenses and manage them well. While the tenant will be happy and know what the costs are doing, the landlord will be affected by changes in expenses, which will carry over to net income or “bottom line.”

Occupancy costs and expenses are typically divided into controllable and uncontrollable groups. More particularly, the uncontrollable occupancy costs will be those associated with legal expenses such as municipal fees, water fees, and land taxes. They are applied to the property based on the regulations and assessments of the city council; therefore, the charges must be paid each year regardless.

It is the controllable expenses and occupancy costs that will be manageable. This is where the property manager or owner should exercise due care and strategy. The goal is to get controllable expenses and occupancy costs within acceptable averages for a property of a similar type in the local market. When it does, the property remains competitive in the local market. So you have happy tenants and a lower vacancy factor.

Real Estate

Are Vacation Homes a Big Waste of Money?

Rent is a waste of money, isn’t it? That is what we have been conditioned to believe for the past few generations. Even when the housing market is more stable and prices are constantly increasing, buying a vacation home may not be the best decision for your pocket.

Should you buy a vacation home that you will only use for a few months out of the year? Let’s take a look at a simplified example to highlight what it costs to own a vacation home. You buy a vacation home, and the monthly costs, including mortgage payment, property taxes, insurance, Homeowners’ Association, or other maintenance and utilities, are $ 3,000 a month. You use the house for three months out of the year, even though you are paying for 12. So, you are paying $ 3,000 a month for 12 months or $ 36,000 a year and you use the house for three months at an effective cost of $ 12,000. per month ($ 36,000 / 3). You could seasonally rent a similar home in the same area for $ 4,000 per month or $ 12,000 for the season. You would pay an additional $ 24,000 a year to own the home rather than rent it ($ 36,000- $ 12,000). Over five years, you would have spent $ 120,000 more to own the home ($ 24,000 x 5 years). Yes, the home could appreciate, but you would have to subtract the closing costs for buying and selling and a possible real estate commission from any appreciation.

Let’s say you bought a home for $ 400,000 plus $ 8,000 in closing costs for a total initial investment of $ 408,000. Suppose it increased in value by 5% per year (higher than normal market conditions). It would be worth around $ 510,500 at the end of the fifth year. If you sold the house and subtracted a 6% commission and $ 8,000 in closing costs, you would get approximately $ 471,900. Your approximate profit would be $ 63,900, but remember that you would have spent an additional $ 120,000 on the property rather than renting the house during those five years, which would actually mean you spent $ 56,100 more in total (- $ 120,000 + $ 63,900) .

Keep in mind that the home may have needed repairs and renovation work, which would have increased your cost as a vacation home owner. However, you would pay off part of your mortgage balance, which would be a benefit of owning versus renting. But keep in mind that for the first few years of a 30-year mortgage, typically 75-80% of each mortgage payment is interest, not principal repayment. You may also be able to deduct the mortgage interest on this second home, but the bottom line is that, for this vacation home, the overall financial costs would outweigh the benefits.

Every situation is different, but now you have the tools to do your own financial analysis. Sometimes it makes financial sense to buy a vacation home instead of renting it, and sometimes there are non-financial reasons to influence your decision. However, it is better to make a big financial decision with “eyes wide open” rather than blindfolded. You can avoid financial disappointment or hardship later.

Please note that all information in this article is educational and should not be construed as financial advice. For advice specific to your needs and circumstances, you should consult a financial or tax advisor.

Real Estate

7 questions to ask your electrical contractors

Finding an electrical contractor can be difficult, but finding the right one will help create a safe and visually appealing home or commercial building. Make sure you do your due diligence to reduce the hassles associated with hiring a low-repute electrical contractor. Sometimes checking the website or checking reviews online is not enough to know how qualified a contractor may be. Here are some questions that can help you find the right set of electrical contracting capabilities.

Get answers to these questions before signing an agreement:

1. Are you insured and bonded?

A licensed and bonded contractor generally delivers an expected level of quality and follows relevant codes. If you hire an unlicensed contractor, you cannot make warranty claims if the work performed is out of code or mistakes are made.

2. What is your total experience?

No project is without mistakes, but an experienced contractor will know the ins and outs of dealing with a large residential or commercial project, and will do so with fewer mistakes. Some new entrants to the industry may have a qualification, but with a lack of experience they will make mistakes that you can only learn on the job.

3. Do you offer regular training to your employees?

Ongoing training ensures electricians and other workers are up-to-date on the latest industry methods, pros and cons. You can be confident that your company staff will be able to meet all of your needs and preferences, and that you will get the right people on the job, not just those available.

4. Do you have references?

A trusted contractor will not hesitate to answer this question. The answer to this question will help to identify the quality of work by talking to previous clients. Consider their experiences and how the commercial electrical contractors in question were able to handle the obstacles on the job.

5. How long will it take to complete the project?

An experienced contractor will be able to provide a reasonable estimate of the time required to complete a particular job. This is something you cannot know without having work experience. An experienced electrical contractor will be able to spot what problems can arise on a job.

6. What will the total cost of the project be?

Beyond the time, there are parts and the number of contractors needed to get the job done within the estimated time.

7. What are your specialties or capabilities?

Each electrical contractor possesses some qualities that distinguish it from other contractors. Whether it’s LED work, LED lighting, medium voltage, or designer construction, every electrical contractor has his or her niche. Getting an answer to this question will also allow you to get the best job from the contractor.

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