randian

Personally, I wouldn't. Rendering a conclusion (even if correct) as to the meaning or effect of a contract is a felony (practicing law without a license) under most state's definitions. Worse, John lives in Texas, which I've heard is especially aggressive in enforcing it. For example, Nolo's materials were illegal in Texas for years. Suppose the seller tells their agent you told them they don't owe a commission? If said agent is sufficiently miffed they have a large psychological incentive to ruin your life by reporting you.

Is that a TREC thing? I could have sworn every agency contract eliminates "procuring cause" as a restriction on earning commissions. Agency contracts are so nasty and one-sided I bet they'd be void as contracts of adhesion were state governments not in collusion with NAR. I have clearly misunderstood who you pay when, so please help me out. You pay nothing directly to the seller's agent. If they receive anything, that comes out of the money you pay the seller? The "half month's rent" you said you pay applies only when a buyer's agent approaches you, not to the seller's agent?

Didn't you say they don't get a cut of the option fee? Seems like a deal breaker for an agent focused on "pay me".

By which do you mean "a minimum of 30 signed deals" or "a minimum of 30 calls"?

Hmmm. Maybe that's why I have problems connecting with sellers. I tend to speak in a fairly abstract and emotion-free manner regarding the benefits of lease-purchasing. It's not that they don't understand, but that they never seem enthusiastic. Perhaps I should prime them first with a lecture on Abelian groups Then again, it sounds like John isn't getting lovey-dovey with sellers either.

Alternatives to MailChimp (who I rather like but for the No Real Estate limit) Newsberry Aweber Constant Contact

I'm surprised, because realtors are heavily spamming CL's FSBO classifieds. It really kills the utility of the FSBO boards because the by-agent/by-owner split of CL's real estate sections was supposed to eliminate this problem. I'd estimate a good 95% or more of the listings are realtor ads in disguise. By "in disguise", I mean illegally failing to disclose that the ad was made by a licensee, not that any substantive action would be taken were you to report it.

Don't sellers who read "buy in 48 hours" signs and then find out you're really offering "buy in a year" feel they've been hit by a bait-and-switch?

True, but if you're not going to guarantee the rent, why would a property owner take JR's 50% of FMV rents deal over a licensed agent's 90%?

Did I miss something here? A SLO gives up a portion of the cash flow, which a CA doesn't. A SLO gives up additional back-end profit, which a CA doesn't. What sort of magic leaves the seller just as much cash with a SLO as a CA?

What math are you showing them? Let me give an example. You point out to the homeowner that after taxes, insurance, maintenance, management, and vacancy, that $1000/month gross lease is actually netting them $500/month. So, you say to them, "how about I pay you that $500/month guaranteed and be done with it?" Just one thing. The lease you offered is not economically equivalent to the gross lease you compared it to. It doesn't cover taxes and insurance while the gross lease does. Perhaps not one homeowner in a hundred would notice that, which is the real source of your positive cash flow.

How are you selling that to the owner? Their net income from a conventional lease is indeed $500 on a triple net basis, but they have another $500 in hand to pay taxes, insurance, and maintenance. In your deal, the owner is still stuck paying taxes, insurance, and maintenance (if the T/B skips) but is light $500 a month. How so? They net less rent, after your back-end profit net less on the sale, and if the T/B is well chosen they don't have significantly less management effort.

I'm surprised the RIAA didn't send you a cease and desist notice for running an unauthorized download site.

How do you know the fans are real? One of the problems with companies claiming to offer extra leads for your pay-per-click advertising is click fraud. That is, all of the clicks they're giving you are from automated robots controlled by the marketer, not real customers. Similarly, I could imagine robots creating 100,000 fake Facebook accounts to become your "fans". Once you have fans, what's next? How are you getting them to offer their house to you? I suspect would have to be very carefully pitched to avoid a bunch of pissed off fans.

It's rather interesting how their assumptions turn into your lie, isn't it? Probably best to mention you're an investor up front. You'll get a lot fewer calls, but they'll be better qualified calls. They want the benefit of your expertise without paying for it. I've had no luck converting sellers of this type to a consulting deal.

What subject line are you using for these emails? That's probably more important than the content of the message itself, since it controls whether the prospect even reads it. Also, there must be congruence between the subject and body of the message, lest the seller think you're running a scam (though truth be told, I've had plenty of sellers call me a liar when I told them I wasn't the end buyer even though I never said I was the end buyer).

That seller sounds like a pain in the ****. My experience is that you'll never strike a deal with a seller who fancies themselves an expert on our business. I've also never gotten a deal from a seller who asks lots of questions about lease-options and how they work. Perhaps I am uniquely lacking in skills.

Isn't every realtor and self-proclaimed SEO expert in timbuktu focusing on the exact same keywords? What keywords should I be looking for that indicate the seller isn't just looking for a conventional all cash sale?

How does this help find sellers? A seller isn't going to type "rent to own" into a Google search box in order to find you, because few know what that is and those that do are doing it by themselves. A seller that's typing stuff like "sell my house" is going to get thousands of hits from realtors and mortgage brokers, who are going to pay a lot more than you for those hits.

To get that point from the broker you'll have to be their employee (loan officer). Bear in mind that some states, more and more as time goes on, require you spend significant time and money on training to become a loan officer. In Texas, for example, if you don't already have 18 months of origination experience you need 60 classroom hours, because they basically license loan officers now. I'm not sure, it may be a requirement of the Federal SAFE Act. About the only upside is 36 months after you do it you can get your own broker's license if you can meet the net worth requirements or post bond. You didn't even need a license in MS before SAFE was passed. Ah, the nanny state in action. To be on the safe side, you almost certainly have to disclose the compensation you're getting from both the credit repair firm and the broker. I'm not sure how that would affect the likelihood of the T/B consummating the deal.

This really depends on where the land is situated. In Mexico, for example, foreign owners must physically defend the land against squatters or the squatters can claim the land for themselves, and the courts are very pro-squatter. Another frequent claim in Mexico is the "missing heir" gambit, and again courts are very unpredictable (read: corrupt) where the current owner is a foreigner. If the land has been sitting for years, I would retain a local lawyer as soon as possible.

So that's not bruising, it's blood pooling under his skin from the tears?

Why would it make a difference where the credits show up on the HUD-1? The seller is agnostic where the reduction in their net comes from, and the lower gross price reduces the lender's exposure to the collateral.

How are you going to keep it on the first page or two? With agents spamming both FSBO and FSBA lists, ads I've put up last less than 10 minutes before disappearing in the mass of crap, assuming they weren't instantly ghosted by craigslist. I've never received a single reply to such ads, whether the copy was mine or another's (I think I used an ad from BEV once).

What problem is this intended to solve? If I'm going to suffer increased deal complexity, I'd like to know what I'm getting for it.