All Forum Posts by: Brad M.

@Rick Stevens Makes sense given bank's increased restrictions and standards for borrowers post the Great Recession. Sean Terry of the Flip To Freedom Podcast implements a really neat " Retail Super Wrapsolution that essentially combines subject 2 with land contracts to create a really cool solution for sellers with very little equity in their home. Definitely something our team plans to dig into more given we have been throwing sellers with little to no equity to the curb because we had no exit strategy for those deals.

Pro tip.    Get the listing agent represent you as a buyer.   Come on get that listing agent the double commission . You will get the deal !!

And here are the lists you can target when you mail...again PM with email address if you need something formatted better:

LISTS

1. Primary Lists
1. Equity owner

i.30-100% equity

ii.owned 4 years or longer

iii.SFR

1.no apts, condos, land, MH, MF, etc

iv.1-3 bedrooms

1.this is where they buyers buys

v.Home values that are less than the median sales price in area

vi.Exclude corps and trusts

1.harder to deal with

2.more sophisticated

3.won’t get as good as deal typically

vii.Absentee owner

1.out of state – 1st best

2.in state, but out of city – 2nd best

3.in city – 4th

4.everybody markets to them

5.1st call pretty fast

viii.Owner occupied

1.65 years or older – 3rd

a.owned for 15 years or longer

i.most likely deferred maintenance

b.do not use home as a retirement vehicle

i.will want to be moving

ii.kids have moved out

iii.neighborhoods have changed

iv.need a care facility

2.everybody else – 5th

3.not getting bombarded

4.1st call a little slower because they don’t’ get touched as much

1. Market for 90 days, every 3 weeks if you can

i.Shorter than 3 weeks is too fast

ii.More than 6 weeks is too long

1. You absolutely must have bought a house after getting 90 calls

i.If not, your list must be faulty

1. Sub-lists
1. Obituary notice

i.Not a probate

ii.Not inherited

iii.Might be a trust

1. Probates

i.Has to have real estate attached

1. Inherited

i.Didn’t go through probate

ii.More than likely a quick claim deed, special warranty deed

1. Unlawful detainers(evictions)

i.Court action by landlord against tenant

1. Divorcees

i.Has to have property involved

1. Pre-foreclosures

i.Period of time that lender has lender has to change ownership of property

ii.Lis pendens

iii.notice of default

1.judicial or non-judicial

iv.most don’t market to trustees because it happens so fast

1. Mortgage lates

i.30, 60, 90, 120

ii.behind but not in foreclosure

iii.30 days is too short to market too…could get caught up on payment

iv.60, 90 days is better to market to

1. Expired listings

i.Setup as a hot list

1. FSBO/FRBO

i.Put in yard or websites

ii.Call the phone number on sign

iii.Send mail if you are getting a subscribed list

iv.This is a hot call

v.Set appointments to buy, not sell

1.it is important that all the decision makers are there when I come to buy your house. Will allthe decision maker be present?

1. Tax-liens

i.2 years in Florida

ii.figure out the redemption period is

1. Active listings

i.Brand new, just listed

1.get daily list

2.person is highly motivated, make an offer

3.make sure they are on your main, equity list

ii.All 90 day listings

1.Going to expired in a day or two

2.Pull list at 85 days

3.Send out a letter saying you want to buy house

4.Will get letter as soon as it expires

iii.All 120 day listings

1.Same as 90 day

iv.All 180 day listings

1.Same as 90 day

1. REO properties

i.Pull list on all 7 day REO's

ii.Write offers on all properties

iii.Don’t need to be on main equity list

1. Short sales

i.Will find through pre-foreclosures

ii.Will find through mortgage lates

iii.Get under contract and negotiate with lender

iv.Don’t need to be on equity list

1. Vacant & Abandoned

i.Driving for dollars

ii.Returned mail from mailings

iii.Knock on main door, then neighbors

iv.Send something in mail

1.use 1st class postage

a.Write “Do Not Forward”

b.Write “Address Correction Request”

v.Can find on MLS also

1. Don’t market to any of these groups unless they are on the main equity list except for short sales and REOs
2. It is okay if the subgroups get more marketing pieces from your sub-group list

Hey @Avery Gilmer ! I have tried hiring via Upwork before but I changed my VA services to a different company. My new VA service has a system in place for real estate. So far so good!

@Jay Hinrichs thanks for the heads up.

@Ray Hernandez, thanks for asking. 

1. Phone numbers - yes, we offer phone numbers, including cell phones, but only in our Pro package.

2. "inherited homes" - I'm not aware of any way to identify "inherited homes" per se, though some services do sell public record probate filings. I haven't found that to be a good way to go after that market, so we don't offer those specifically. That said, I assume you are interested in offering to buy homes after the death of one of more owners. If that is the case there are far better ways then public record probate filings, which happen late in the process, and which often don't involve the sale of a home, or are even involve a homeowner. Here are a few alternatives:

a. Watch obituaries. These typically appear in your local paper (and even on websites) months or weeks before probate is filed. For each one search the name using a tool like our quick search by name. From there you can see all the details on the property, other owners, etc. If all the owners are deceased, then use ancestry.com or a skip tracing tool to find their heirs.

b. Connect with probate attorneys. There will always be cases where folks want to quickly sell, and the attorney will learn this, and likely refer the person to an investor they know and trust, well before the actual probate is filed. 

c. Connect with service providers. I know an investor that tells me that he has worked with mortuaries to "tastefully" display his cash for homes in any condition advertising. Since mortuaries typically receive the body within hours, he clearly is in front of the heirs well before anyone else. Don't ask me how he does that tastefully, I have no idea, and it is honestly hard for me to fathom.

d. Death of joint tenant filings. We do offer these, but they are a bit like probate filings in that they typically don't show up until after a deal has been done.

Bottom line, if this is your niche, I wouldn't waste my time on probate filings, there are better options.