Jonathan RexfordFL

What they are buying is an OPTION to buy the Benificial interest of the property. It is not your stand alone lease option. It is a little advance structure. But think of it this way. A lease option has a bundle of rights. A trust has a bundle of rights.

Easy one to solve. Partner with SELLER. Structure the equity split and cashflow split upfront. You become part of the agreement. You manage the property. You can also put in the partnership agreement that they are responsible for all costs if vacancy and so forth. So you can get both worlds. Think about a property like this. Value 100K You talk to seller stating that you can get it sold with a lease option. You structure a 10-15K back end on your part or whatever. You manage the rental and collect the cashflow of 15% or something like that. Just a few ideas.

Okay a few things. I understand that you have a long foreclosure process. I also would be worried if you did a lease option and try to evict them that they could file for Bankruptsy and force you into a chap 13 plan to do a workout. Here is why. Even though you have a lease option agreement the TRUSTEE could state that this was a disguised sale. This will be for both the Judge (eviction court) if they fight it or the BK court. Of course nothing happens until the confirmation hearing. Now I do know that you can do Land Trusts in your state. Why not deed your property into a land trust. The Trustee (not you) but a friend contracts the benificial interest of the property. So instead of them having a mortgage or deed of trust on the property all they will have is an option to Buy the interest in the trust. To make things more cleaner you can file a UCC1 financing instrument with the court for the value and more or less go in and REPO the home as a car. I have not seen this done in a long time. But it is costly to defend. If you can pick up Mark Warda's book on Land Trusts. It is 20-30 dollars. But make sure you get your own documents. I just don't like the idea of taking a large deposit for a lease option property unless it is a HUGE ASSET. Just my opinion and of course I am not a lawyer

If you cannot get someone to get a list for you to mail too such as owner occupants or absentee owners, I use a company called listsource.com all you pay for is what you buy. I have been using them for the last 5 years. It is part of the First Americal Corelogic Companies.

FLORIDA REAL ESTATE COMMISSION REGISTERED

Yeah, I could see how that would create some bad vibes, Rex. Better sleep with one eye open. It isn't all that bad. When I do my regular "Sell Your House" message, I have to place FREC REG across the bottom. I get call all the time about the signs, but the other question is what the heck is FREC REG!

Nice self mailer.

David, After reading your posts, I since one word "FEAR" Nothing wrong with it. Just turn it to your advantage. In this business it is all about gathering information and prescribing a dose of medicine for a seller. When a Seller throws out an objection it is usually either a lack of trust or they just don't know. Having your presentation and delivering it in 30-60 seconds is key over the phone. What you can do is work on your delivery. Practice with some objections and make your own delivery your OWN words. It will come off as having a conversation with an old friend. People have posted common objections here on the website. Don't get too much into Scripts. Remember it is just you and the seller. The Seller is the one with the problem and if there where magic words to say, you are the one with the Magic Pill.

To ad to somethings in the state of Florida the Exclusive Right to Sale listing Agreement does have a place where the listing agent can place what is to be paid in case of an option fee and also a percentage of sale when it is exercised. The option fee is credited towards that commission. But as with all agreements it is all negotiatable. I always put a "0" when listing my own properties. I would love to start marketing to listed properties. But I don't look good hanging from a tree.

Steve, as long as it is disclosed to everyone involved. A lot of investors doing this business are using Options. I just use our local Realtor Type contract. Yeah Loan Modifications.....that is how I am getting my leads.

Here is my Structure My LLC is the Buyer with the intent to SELL My Broker (where I hold my license) LISTS the Home. We mark it PENDING. We then locate an end buyer either WE do it or a BUYERS agent brings it in. My other LLC works all the negoitations with the LENDER. This is a total seperate company. I NEVER TALK to the bank. If we are successful in finding a end buyer and getting our spread we will do a double closing. On some occasions (about 50%) of the time we don't get the spread and we have to step out of the deal and let the end buyer and seller close. We will get paid a Negoitation fee along with one side of the real estate commission if buyers broker shows up. Two weeks ago we had to do just that on a property. HTH

http://www.youtube.com/watch?v=E2IjktYtwwo...player_embedded

Let me ask you this. Can you see this home going up in value 40K in the next couple years? If so you are have to sell that vision to a tenant buyer. The only play here is that if she doesn't have any other resources to keep this home is to move it as a Short Sale.

Man as a real estate agent myself. That would be a hanging list if I mailed to them. Not too long ago I did a mailing to an area that I wanted to buy houses in. I had the usual disclaimer telling them that I am an agent with so and so agency. I also added the line that this is not an offer to LIST your property. I even went as BOLD in saying that they could keep this card for future reference or they could give it to there real estate agent. I had one agent that got real mad and made all kinds of threats. Threats like these are usually unfounded. I wish I had recorded it. it was one of those conversations that you really enjoy hearing over and over again. I am glad you are getting those kinds of responses. 14 calls you had. How many mail pieces?

Mr. Realtor, How would you like an extra 10-50 listings per year? REALTOR: YOU BET! YOU: I know you are too lazy sitting on your but waiting for the Listing GOD's to come into your office. How about you get off your lazy but and give me a list of your expired listings. The ones that I cannot do a deal with, I will get them for you and all you have to do is GIVE ME THE LIST! REALTOR: SURE YOU: GREAT... now put down that donut and send me over your files right now. REALTOR: How do I know you are going to do what you say you are going to do? YOU: Well unlike you. I don't have a fancy office fancy title and free donuts being delivered by the title company. What I do know is that I have to eat. You have the leads and you can HELP me to HELP you at the same time. If you are not busy and would like to sweat a little, how about coming out with me tomorrow and I will show you how it is done. But please don't bring the donuts. REALTOR: Sounds like a plan. So here is what you are going to do. Take the list and import them into a mapping software of something like Microsoft Streets and Trips. Optimized all addresses and get a starting and ending point. If you have 20 expired listings. Take a Yellow pad with you and write the following message. Dan, Please give me a call about your house. I have some important to tell you about what has happened. Eric 123-456-7890 Now some are going to be home. So you better have an idea what to say. Some are not going to be home and will call you when you leave a message. If they are home you could say something like this. Hi my name is Eric. I was doing some research and I see that your home was just recently an expired listing. Now when you say this. Step Back. Tell them that you are not a real estate agent and you are not there looking for a listing. Just state that you are just curious about why their home did not sell. Let them tell you the pain they had with the real estate company that they had. At this time if your agent is with you. He or she will probably wondering about how they can leave and get that donut. Remember that you are the expert. If you have some type of credibility kit bring it. If not then show them what is going on in your market place with statistics from zillow or trulia or have that Donut expert pull you a color map of current foreclosures. These are just ideas. The idea is that just like foreclosures. Expired listings are getting all kinds of mail. I do mail to them and am also starting a new mailing campagin. But I can tell you what has always worked is DOOR KNOCKING!

UPS store is my office spot.

I have a house that I loaded up and offered a 100% rent credit. My email box exploded. Basically it is for 6 months then it reverts to $100 per month. Offering generous rent credits will make the phone ring and email box sing. PS wanna buy a Nice Nissan Armada http://treasure.craigslist.org/cto/1875212986.html

signs with directionals will out pull ads all day long.

Go with preprinted to buy. I use them daily. if the TB is going to keep in yard. Go with a metal sign and stake. Should run about $40.00.

Not at all. I will buy their home in 48hrs based on my price and terms. If I want to Buy it in 48hrs on a lease purchase then great. if I want to buy it in 48hrs sub2 then good, if I want to buy in 48hrs all cash that is okay to.

I love geographic marketing, Signs, Direct Mail, Flyers. With direct mail don't even start it unless you can do it at least 5-7 times. Flyers are the same. Signs on the other hand are a different matter. You can get 100 signs and if you have a tight area your signs can last about 3-4 months depending on your area. I did read your flyer. I would dump the recording. Try to answer the phone. The sooner you can speak to people the faster you can get the deal going.

Sell your House in 48HRS We Buy Houses 772-607-9155 Wish I can take credit for the sign. But it works.

Always tell realtors that you have a home for sale. Just be sure you have enough to pay a commission. Everytime I have a home for lease or lease option I will email, mail my realtor list.

Documentation is so important when the Tenant Buyer obtains a loan. If you are working with someone that is getting financing at some point, be sure you let them know that they will need to remove this money from there bank account and obtain a copy of the check for their records. If the money is a GIFT have them obtain a GIFT letter (can be supplied by Mortgage Broker or Lender) and a copy of there bank statement where the money was held. This will help them to document the Down payment (if the money is used for that) or to show a trail where the money has come from.

Russell, If you want I am sure I can help you through the process and also handle all the negoations with the bank. Let me know. Just give me an email or call on Saturday.