All Forum Posts by: Jack Bobeck

@Runelon Alcudia Use the data from NEFAR to tell you what is what in Jacksonville. There are great places to invest all over Jacksonville. Look at the neighborhoods, not zip codes. Ask people from Jacksonville, who live here, not people who "fly in for a weekend", lol. 

@Maurice George - You need to read more of my posts to re-align your gut. lol

@Maurice George This is sales 101, if her "gut" tells her I'm a player in the wholelsale world, she should move on. If I "VALUE" her skills and ability to get a deal done, I might use her, but I've yet to have a Realtor give me references or explain to me how they add Value. Most just shove the "EXCLUSIVITY" agreement in my face and say "sign it".

In the end I bought a new buy fix and flip with a friend who is in the real estate business. I don't buy from strangers and I don't work with inexperience. Agents are salespeople, do a better job of selling and I think most investors would work with them. Too many just shove the exclusivity agreement in their face without JUSTIFYING their means. 

I have a list of title firms I would NOT use in Jacksonville, it seems to grow. Its crazy how people can go on vacation and somehow your project gets forgotten. I had to brow-beat this title firm to allow me to close early, before 9 AM. As if I was doing them a disservice, since they open at 9 AM.

You as the buyer are the customer, you set the times and dates. 

@Mike Landry hey I hear ya Mike, but I’m making 70-80k a year extra house flipping. It works for me. If you’re not making the profits ya need in a business get out and do something else.

@Irene Nash you know this for a fact about 4Runners? Lol

Hey we’re on BiggerPockets, not firsttimebuyersfordummies……if you NEED a realtor to hold your hand with regard to values of crown mounding or air handlers, hey go for it. Preach to the lackeys on the Facebook groups who NEED the hand holding, otherwise BP is for the Investors. We don’t need a Realtor because we already KNOW the value of a property, said values of the cosmetics. We’re NOT your 1st time home buyers. Go preach your benefits analysis to those people.

Smart investors know the value of a home based on comps from the local MLS. What things are selling for per sq ft based on the condition of the home. Smart investors don't NEED a Realtor, if we did, we could pick one of the green ones that just passed their license. The license is still nice and shiny. Smart investors already know the value of a property BEFORE they get a Realtor involved.

Soon thankfully robots can open doors for investors. We don’t need the pencil pushers.

@Marc Starkman to help you not waste time, look up what stuff is selling for at Nefar dot com. You’ll see all the recent sales in neighborhoods and get an idea of what is selling for and where. It’s a good place to start.

@Chance B. “Competent”? How do you know? Would you want a salesperson to be your only salesperson for 3-6 months only to find out they are lousy at their job?

Don’t sign it. There are always hungry agents willing to work with you who won’t require representation for 6 months. It’s your money, your call.

@Chance B. Don’t sign the garbage. Would you sign something similar to biy a car? Say you shop at dealers to learn about the car, then buy it from somewhere else because you got a better deal. Are all those other sales people entitled to a piece of the sale? Heck no!

I'd never sign that paperwork. A realtor is in sales. Any good one has your attention for maybe a day. After that, hey the MLS is at your fingertips. You like a new Realtor, try them out. Don't be "stuck" having to be exclusive with just one. In my area there are over 11,000 realtors. Most are terrible and never earn more than 25k a year, they just don't care. So why be exclusive with mediocrity.

So I am closing on a 2/1 in Avondale, 1 block from Orsay and the new Iguana restaurant. I am stoked and looking to do a quick fix and list Mar 1 and sell by April 15. So Its been about a year since I last bought a house and forgot some stupid stuff, don't make these mistakes, add to the list as well to help others. Lots of people at BP Conference, so hopefully they will take what they learn and GO ACT. 

1) Always run your own title search on a property. I use All Florida Title on Beach and Lisa Riebsame is awesome. For less than $100 you can find out if there is another note on a house, or any title messes. Learn about them well before you close so you can get them fixed. My home's agent never knew there was a 3rd party that owned a note in 1st position until the 11th hour, and this person had ICU surgery right before closing. So a mess. 

2) Be onsite for the inspection. Its not always possible, but try and be there for it, as you can ask about things you may see during a walk-through on your own. I had Alpha come in after and give a quote and they sent me a bunch of pictures the inspector should have seen. But did not report to me. His owner will get a copy of the work too, perhaps to serve as a learning tool.

3) The Seller's Realtor is not your friend. I have been after the seller to get rid of JUNK stored in the garage for weeks. Its still there in the 11th hour of the 11th hour. So I have to do another walk through with my agent to make sure all the JUNK is gone. 

4) Never trust the title company/closing office, ask daily if they need something, can they send the wiring instructions, can they confirm the closing date and time. You do NOT want to have to wait for them to FIX something in the paperwork while you are sitting there. Especially if you have things to go and do after the closing. 

That's my list of this closing. I am looking forward to getting this thing done and move onto more.