PROGRESS THREAD: kwerner (Real Estate)

[Cat Man Du]

So your only competition are other investors bidding against you? Do you flip or rent them out? What data do you use for the comps. - selling prices of like property? Thanks for your posts - it's amazing how banks differ in how they handle REO's in other states. Thanks again for the information.

 

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[kwerner]

Well, Crap!

The house that I mentioned earlier - the one that's worth $95k, going for $25k, went to sheriff sale today. I and another investor got in a little bidding war and he won the auction - I simply didn't bring enough cash (didn't think there would be much of a bid war, brought $30k just in case but the winning bid was $30.5k). So I missed out on that opportunity and that really SUCKS! It was the first time I've ever seen a bidding war here; even some of the banks attorneys mentioned the same.

I've been trying to get the homeowner to call me / answer the door the last several days so I could purchase his redemption rights, I even went so far as to sent him a check (similar to the one I mentioned earlier) for $2k, explaining that I'm willing to pay him this for the purchase of his redemption rights and that I would also assist him in finding a new house to move into, help him pay off some bills if needed, etc. But haven't heard from him.

So, I'm definitely disappointed. But got to keep focusing on the good...


So, what's good about all of this?

Well, I know I'm on the right track because I'm pursuing the same deals that other successful, local, investors are.

What else? I this whole process is going to "build my character". It will probably make me appreciate my first deal all the more, when I get it.

I won't have to worry about having my capital wrapped up for 3 months (until the redemption period ends) and that will give me the freedom to pursue other deals.

What else could be good about this?

Maybe that house will get struck by lightning and burn down (without anyone inside it), THEN I'll be glad I didn't buy it. :smug2:

JK, I'm trying real hard to think of reasons why this is a GOOD thing, but these are about all I can come up with.



Looks like I missed this question from earlier...

So your only competition are other investors bidding against you?

Apparently so. :smxD:
And also investors that get the redemption rights from the homeowners. If you buy the property at auction, but they get the redemption rights, they can redeem the property and "steal" it from you.

Do you flip or rent them out? What data do you use for the comps. - selling prices of like property?

Planning on flipping them, definitely don't want to be a landlord; want to avoid that at all costs.

I pull comps from the online sales records we have in my county - it gives you the data from the last 2 years of home sales; including sales price, beds/baths, sq. footage, style of home, etc. - all the basic data.

it's amazing how banks differ in how they handle REO's in other states.

The properties that I'm referring to haven't yet hit the REO stage, technically; that would be after the expiration of the homeowner's redemption period and after a sheriff's deed is issued to the bank, etc. So far, I'm just focusing on properties in the pre-foreclosure / redemption stage.

 

[Cat Man Du]

The properties that I'm referring to haven't yet hit the REO stage, technically; that would be after the expiration of the homeowner's redemption period and after a sheriff's deed is issued to the bank, etc. So far, I'm just focusing on properties in the pre-foreclosure / redemption stage.


Then who puts the home at action? Who is the owner?:huh2:

 

[kwerner]

Would not the bank then bid the mortgage amount to cover their behind? -- when they see your $1.00 over bid??

Nope. The bank only bids once - they set the stage with the opening bid.

Thought I'd expand on my previous explanation of this for the sake of clarification...

Like I mentioned above, the bank's attorney places the opening bid when a house goes to sheriff sale, but the bank cannot bid ABOVE the amount they're owed and they cannot profit from an overbid.

So, let's say a home goes to sheriff sale, the homeowner owes $100k on a first mortgage (the foreclosing mortgage) and $20k on a second.

The second mortgage will get wiped out at the sale (unless they bid or represent themselves in order to redeem, post-sale). (Keep in mind, this is for MY state; your state's laws may be different.)

The opening bid by the first mortgage company's attorney will be for $100k. If there is an overbid, the extra money will go to the second mortgage company.

So, let's say someone bids $101k - $100k will go to the first mortgage company and $1k will go to the second.

Now, let's say things get really crazy/stupid and someone bids $121k - $100k will go to the first, $20k will go to the second, and $1k will go to the homeowner.

Clear as mud? Okay. :smug2:

 

[kwerner]

Wow, has it really been 2 weeks since I've last updated this thread? Man, time flies!

I haven't done a lot on the RE / biz front to be honest; my mom's health isn't good and that's where my focus has been lately.

However, thanks to Luke, as of today I now have a good source for running skip traces & tracking down owners of vacant houses. And I happen to have a couple leads for this service that I need to follow up with today / tomorrow in order to try to buy redemption rights. So, we'll see how this turns out...

Tomorrow I'll be going down to the courthouse to get a few weeks worth of new leads (told you I've been slacking :smug2. I'm trying to teach a friend of mine how to do this, but I don't think he's really that committed to it. Maybe he doesn't see the long-term value in learning it, maybe he values trading time for money instead; I don't know. Maybe I should teach him and pay him to do it for me???

Well, that's all for now.

 

[kwerner]

Went through and reviewed a bit of this progress thread and thought I should add a small disclaimer because there is a lot of technical information that I'm sharing on here that may or may not be relevant information for people in other states.

So here's the disclaimer:

I am not an attorney nor am I an expert. Nothing posted by me should be construed as legal advice, this is only my interpretation of the way the laws work in my state at this point in time. If you're interested in pursuing pre/post foreclosure investing, seek qualified counsel to advise you of what the laws are in your area!

I would hate for someone to take a technique that I'm using and try it in their area, only to find that it doesn't work / doesn't abide by the laws of their state (or even my state!) and lose money and / or time because of it; so please, seek the advice from a qualified attorney in your area before investing.

Thanks!

 

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[kwerner]

Oh, I forgot to add that I had backordered the .com name of my business a couple years ago and finally got it the other day; so that's pretty cool. I now own the .info, .net, and .com of my RE business' name. :smx9:

Eventually I want to update the website so that people can go to it, get information on how I can help them and also view VIDEO testimonials from other people that I've helped... but that will be a little ways down the road still - haven't even recorded any testimonials yet.

Which brings me to another idea that I'd like to implement in the future - recording a video, featuring me (kind of in a one-on-one setting), explaining to the homeowner that's in foreclosure what their options are and how I can assist them. I'll burn this onto a DVD and use it as a "dropoff" when I'm doorknocking - for homeowners that don't answer their door (putting it in a FedEx envelope and dropping it on their doorstep).

Another thing I think I need to do is "brand" my company a bit better, my business cards are really cool (just a stock RE card from Vistaprint) but they don't really match the logo-picture that I use for my mailers and website. Maybe I'll look into doing one of those 99 Designs logo contests and see if they can come up with something for me.


You know, on second thought... although all of this stuff looks nice and may seem important to me - for the business' image, I guess the MOST important area to focus on is simply getting in front of prospects and buying houses. Everything else is secondary.

What a concept, huh? :coco:

 

[Cat Man Du]

You know, on second thought... although all of this stuff looks nice and may seem important to me - for the business' image, I guess the MOST important area to focus on is simply getting in front of prospects and buying houses. Everything else is secondary.

YOU GOT IT !!! GET THE FIRST ONE!!!

 

[kwerner]

Do you ever wonder, when starting out on a new venture, if all of the setbacks you're experiencing is really considered "paying your dues" or if you're just getting your a$$ kicked??? Yeah, me too.

So, after a slow holiday season, we had about 200 houses go to auction yesterday; only 2 were what I would consider a "deal", and 1 of those 2 were already spoken for (an investor already had the redemption rights to it), so I bid on the other one... and got outbid. Again.

Since I got outbid, I decided I'd track down the homeowner to get the redemption rights, and swipe it from the other investor, but the guy tells me that he's sold them and is working with his attorney and "the whole thing should be settled in 7 days, give me a call back after 7 days". Just lovely. Nothing like a sucker punch to the face to start off the new year.

I'm not quite sure the guy fully understood what the situation is, but I figure I'd send him a letter in a few days, explaining my offer to purchase his redemption rights, then call him back in a week.

That's all I've got for today; I'm going to go put an ice pack on my face...

 

[Sid23]

I read through this entire thread and I wanted to let you know I think you are doing a great job. You are working hard at it and acquiring new skills and learning the ropes.

That said, I think you are kind of spinning your wheels.

The key is to make offers. All the rest of this is minutia at this point and frankly a waste of your time.

If I was you, my next move would be to make 100 offers before I did anything else real estate related. Make offers, make offers, make offers.

I guarantee you if you make 100 offers, you will find your first deal. Heck, you'll probably find half a dozen.

And also, do you have a buyers list with 10 solid investors on it to flip to?

 

[kwerner]

If I was you, my next move would be to make 100 offers before I did anything else real estate related. Make offers, make offers, make offers.

I guarantee you if you make 100 offers, you will find your first deal. Heck, you'll probably find half a dozen.

Are you talking about making offers to properties on the MLS? Or making offers on the pre/post-foreclosure properties? I'm confused here.

I've considered making offers on properties listed on the MLS, but I only have $40k to invest and getting a loan probably isn't going to happen (even though I have great credit) because this is my full-time occupation right now (no income yet).

And also, do you have a buyers list with 10 solid investors on it to flip to?

I thought of going this route (wholesaling) when I started out, but I don't think I really like wholesaling as a business model - it seems like constant work for minimal reward. I figure if I'm going to catch the fish, I might as well cook it up and eat it.

 

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[kwerner]

I'm stealing this quote that I seen Jill posted the other day, seems pretty relevant to my situation at the moment. Thanks Jill!

"It doesn’t matter how many times you fail. It doesn’t matter how many times you almost get it right. No one is going to know or care about your failures, and neither should you. All you have to do is learn from them and those around you because... All that matters in business is that you get it right once. Then everyone can tell you how lucky you are."

 

[kwerner]

Okay, just a quick update...


I'm currently pursuing the redemption rights on these 3 deals at the moment:

1) The first house I bid on and lost at auction. This is a $100k house that I can redeem for $30k. The redemption period is running out w/in the next 60 days or so, my thoughts are that maybe the homeowner will be more willing to sell as time begins to run out.

2) A $45k house that went to sheriff sale for $15k last Wednesday.

3) A $115k house that went to sheriff sale for $32k last Wednesday.


I'm also getting ready to mail out 27 intro letters to new prospects. Will follow up with doorknocking 20 of them (7 are out of state ownerships) within the next week.


I've also come to the conclusion that I really need to be treating this business as a "real job", not as a hobby, if I'm going to get my first deal and meet my goals. And that means putting in the time and the work to make it happen. If I were working for someone else, doing what I have and have not been doing, I surely would have been fired by now.

I remember hearing an anecdote a long time ago about a guy sitting in front of his fireplace expecting it to give him heat, yet he didn't put in any firewood, so he was freezing his a$$ off and complaining about it. That's pretty much the same situation here. I need to get out and chop that firewood, stack it in the fireplace, and light the match before I can expect to get that first deal.

Just being honest with myself.

 

[ForestL]

Hey Kwerner,

I have been following your threads and I can safely say that you are the fastlaner I can relate to the most. I just quit my job(got tired of being out of state) and now focusing on RE for my next venture. I have mostly been reading books and wishing for the RE fairy to bless me for the passed 3yrs. Now its time to do something about it. I started to take classes to get my agents license, joined a local RE club, going to as many RE event and seminars as I can. I have about the same amount of money to work with as you but still haven't made an offer on a property yet. My plan is the same as yours start with flippin and go from there. Just wanted to say thank you for sharing your story. I will post more as I progress.

Thanks Again!!! :yourock:

 

[randallg99]

I've also come to the conclusion that I really need to be treating this business as a "real job", not as a hobby, if I'm going to get my first deal and meet my goals. And that means putting in the time and the work to make it happen. If I were working for someone else, doing what I have and have not been doing, I surely would have been fired by now.

Just being honest with myself.

++++
If you're enjoying it, then do it. and do it often.

 

[kwerner]

Man, you can sure dig up a lot of info on your competition by using the Register Of Deeds' office.

For those of you that are just starting out, like I am, this office has an immense amount of information in it - get to know how to use the search features of it (if it's online), get to know how to do your own title searches, etc.
This is a very valuable tool.

 

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[Sparlin]

Good Luck.. I hope it helps in next week's auction.

 

[kwerner]

He he he...

I just sent out a custom card using Hallmark.com (it's pretty cool, you should check it out)

I sent it to a lady out in CA that I've been trying to contact to purchase the redemption rights to her property.

So far she hasn't responded to my letters and out of the 5 phone numbers I have for her, 3 are disconnected, 1 is a FAX, and 1 has no answering machine, so I'm left to mail her.

The card I created has a picture of a guy handing over a stack of money and then below it says "TAKE MY MONEY, PLEASE!!!"

On the inside it basically says that I'm still trying to purchase her redemption rights to her property and I'm willing to pay her $5,000. Call me, my phone number.

Cost: $1.50

We'll see how this marketing piece turns out.

I imagine it will be one of two outcomes:
1) I'll receive a call from her out of pure curiosity or
2) She'll be so pissed off by it, she'll call me to cuss me out

The way I see it, either way, it generates a call 😀

 

[bflbob]

Kasey,

One things Brenton and I did when we were doing preforeclosures was to create a series of three letters. Each one told how mean the lenders were for trying to foreclose on them.

"It is a shame that you've probably paid your mortgage on time for years, and as soon as you run into a problem, they are on you like flies on poop."

Really make a big deal of how good they are, and how awful it is that they've had this unfortunate turn of events hit them now. But there isn't much they can do to stop the mean lender people from taking back the property, screaming their names on the courthouse stairs.

Let them know that you have a way to help them, and you have the cash to back it up, but you can't do a thing unless they give you a call -- "I don't want to bug you endlessly, like other investors do."

"If you want this handled quickly, fairly and confidentially, I'm the guy for you."

Of course, if they don't call you, you will become one of those investors who will bug them, but don't tell them that.

===============

As I said, we had three letters. Each made their situation sound more dire than the past. "Time is running out. In only a few more days/weeks/months, you'll have your property auctioned off on the courthouse stairs and you'll be put out on the streets. Time is of the essence. Call me now."

We had a college girl prepare these letters. She printed all three letters, dated them for today, 1/3 of the way to auction, and 2/3 of the way to auction. She put the first one in a security envelope, and hand-addressed it -- no return address. A business card was inside. She would sign it with my name, put a stamp on it, and mail it.

She had to provide the plain envelopes, the stamps, and used her own computer -- so she was a subcontractor to us. We paid her a set fee for the mailing (she looked up the info on the county clerk's website, too.)

She then mailed us a package with the 2nd and 3rd letters, already signed. We would mail those on the dates she had "dated" them, providing we hadn't received a call from the homeowner. I think we paid her around $6 per homeowner to produce all three letters.

Just have a list of the names ready, along with details, so if a homeowner calls, you can be their best friend. Do your best to convince them that acting quickly is in their best interest.

 

[kwerner]

:thankyousign: :yourock:

Awesome suggestion Bob, thanks a million for sharing!!!

 

[kwerner]

I made a contact today at the auction...

An established investor approached me today, said he noticed that I'm bidding on good deals and have a handle on the system; he admitted that he does not, nor wants to learn the whole system - he's just looking to buy some good properties to hold as rentals.

And, truth be told, he probably got a little burned when he bid on a property a couple weeks ago that someone else had the redemption rights to - it's likely that his money on this one will be tied up for a few months (until the redemption period ends), and he probably doesn't want to make that mistake again.

So, we spent 10-15 minutes talking about what kind of properties he's looking to buy, in what areas, at what prices and discounts to value, etc. Said he'll pay me a decent fee if I can bring him something that works for him.

So, now I've got a guy that I can wholesale a property to, if it doesn't meet my criteria for whatever reason.

It's also good to know that people are taking notice that I'm figuring out this game. That's a bit of an ego boost.

On an unrelated note, I drove by some vacant properties yesterday. :driving:
A couple are in FC because the homeowners are deceased and no one's making the payments, one's an out of state owner, and a couple other the owners are MIA, so it looks like I'll have to track down these owners (and heirs) and make some offers.

I know I keep saying this, but I really do believe that it's just a matter of time now...

 

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[Cat Man Du]

Kasey,

One things Brenton and I did when we were doing preforeclosures was to create a series of three letters. Each one told how mean the lenders were for trying to foreclose on them.


Just have a list of the names ready, along with details, so if a homeowner calls, you can be their best friend. Do your best to convince them that acting quickly is in their best interest.

Thanks blfbob!!!

Did you keep any stats on the response your letters received ?? Letter...1.. 2... & 3.

The time frame in which they replied?

Also, would you be willing to send them to kwerner for his use?? If they worked for you...why not him as well! Thanks......Cat

 

[kwerner]

Back from an afternoon of door knocking...

When I started out, I used to be scared shitless of doorknocking someone in foreclosure. (What if they yell at me, cuss me out, sick their dog on me!?!)
Now, not only am I NOT afraid to do it, I actually look forward to it... somewhat.

The Pros of doorknocking:
There is no better way to find out about someone's situation than knocking on their door and talking to them on their porch for 5-10 minutes. No better way, period.

The Cons of doorknocking:
What sucks about doorknocking is the time / distance involved driving from house to house, especially when no one answers the door. And big dogs.

Like today, I spent a good part of 3-4 hours driving and doorknocking - visited 7 houses, spoke with 3 homeowners, left my card at the 4 houses where no one answered / weren't home and visited a couple neighbors of the houses that no one was home at (to make sure the house wasn't vacant). It sucks to drive 20 miles to the other side of town just to discover no one's home. But I guess that's just the business.


For those of you that are following this thread and are thinking about giving doorknocking a try, there are 2 very important things to remember and do:

1) The homeowner's name - This seems obvious but there is nothing more important than their name. Think I'm over-exaggerating? Just try calling them by the wrong name. There goes your rapport and credibility, and possibly your deal.

2) Build rapport with the homeowner within the first 5 minutes of talking with them. This is another MUST. You can build rapport by making them laugh, complementing them or their home or their kids, or making some kind of connection with them that shows them that you and them are alike in some way or share similar interests.

I realize that for those of you with sales experience this is "Sales 101" stuff, but I had to learn it the hard way (because I had zero sales experience) and am sharing with all of you that don't have sales experience what I've learned, because it truly makes a difference.


So, back to my day of doorknocking... One of the 3 homeowners I talked to today really seemed like they could use my help - they've been trying to work things out with the bank, but are tired of the bank's BS. She said she was actually going to call me, because they are looking for options and doesn't know where they'd go if they lose their house; so I chatted with her for a little while, told her to give me a call when her husband is home and I'll stop by and chat with the two of them together about finding a solution.

So, at the end of the day, it goes to show that doorknocking is worth it - 7 houses visited, 1 good lead. But it is work and it does take time. But maybe this will make me stand apart from the guys that just send letters; we'll see...

 

[kwerner]

Just a quick update:

Sent out about 35 letters today, will have a buttload of doorknocking to do over Friday and Saturday, maybe a little on Sunday before the Superbowl.

Out of the 35 I sent today, 10 were out of state / non-owner occupants - some of those being vacant houses, so it should be a no-brainer that the owner would call me, so I can buy their house and they can sell it. Probably all the more reason that I WON'T get a call from them; it makes too much sense. :smx8:

Haven't heard from the lady in California so I emailed a couple of my mentors about the possibility of buying the note directly from the bank, hopefully will hear back from them within the next day or two.

Haven't heard from the guy that owns the house that I lost the bidding on. Come on people, take my money!

Received an email and a phone call from the guy I met at the auction - he was just touching base and following up from our convo last week. Good thing he called - he let me know that my email on my website isn't working properly. Will have to call my hosting company and try and figure that out - I dread that call, will probably be on the phone for an hour, ugh!

Set up a "postage due account" with the post office today so I don't have to continue driving down to the post office sub-station every time I get a letter returned to me (where the homeowner has moved / changed addresses - which usually means the house is vacant). That will be a time-saver for sure.

My step-mother-in-law has agreed to be my "accountability coach" / ball buster. She's headed a few highly successful sales teams before, so I'm certain she'll help me get and stay focused on my daily activities and my goals. Looking forward to that. One of her favorite sayings to inspire action in her sales teams has always been "Do YOU need to change, or does your GOAL need to change? Which is it?".

I'm sure I'll be having one of those talks with her in the near future; as a matter of fact, I should probably just give her a call right now...

 

[kwerner]

Out of the 35 (letters) I sent today, 10 were out of state / non-owner occupants - some of those being vacant houses, so it should be a no-brainer that the owner would call me, so I can buy their house and they can sell it.

Okay, first the good news...
I received a call from one of the owners of the NOO houses. He said he didn't want the house anymore, it had been a headache for him, was willing to let the bank just take it back. So we chatted a little bit on the phone, he told me his story and talked about the house.

Now for the bad news...
On the phone he told me that the house had some structural issues, but I told him I'd take a look at it anyways (because he only owed $40k on it and comps in the area are $80k), drove out the next day and yep, it has issues. Nothing a bulldozer couldn't take care of though. 😀 It's a scraper.
This house was the proverbial "money pit" for the previous homeowner - he spent several years trying to fix the things that were going wrong with it, only to uncover MORE problems with the house; he told me he spent well over $10k of his own money, and the place still looked border-line condemnable. I'm not about to get involved in this one. NEXT!

[ame="http://www.youtube.com/watch?v=pmDX0tgONFs"]YouTube - The Money Pit - Trailer (1986)[/ame]

 

[MonTexan]

Now for the bad news...
On the phone he told me that the house had some structural issues, but I told him I'd take a look at it anyways (because he only owed $40k on it and comps in the area are $80k), drove out the next day and yep, it has issues. Nothing a bulldozer couldn't take care of though. It's a scraper.

Once they tell you that the house has a few "structural issues" this is your next line: "so...is the place a fixer-upper or a blower-upper?"

 

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[kwerner]

Got another call from my NOO mailers. Looks like whatever I'm writing in those letters is working... And this one isn't even a "blower-upper" :smxB:


But unfortunately this is how our phone conversation played out:

Seller: "Hi this is xxxxx, I got your letter in the mail about buying my house..."

(fast forward a bit)

Seller: "Can you tell me how this works out; how you're going to buy my house? It needs a lot of work and I can't afford the payments any longer."

Me: "Sure xxxxx, my preferred method of buying the house is to make up the back payments, take over the note, then I'll go in and have my guys fix up the place and freshen it up. Then I'll sell the house and make a little bit of profit for myself and put some money in your pocket in the meantime."

(fast forward some more)

Me: "In order for me to know how much money I can pay you for it, I'm going to need to take a look at the place to see what repairs are needed; do you mind if I go take a look at it?"

Seller: "Sure, but I don't have the keys right now."

Me: "That's okay, I'll just peep in the windows and walk around the outside if you don't mind."

Seller: "That would be fine."

Me: "Okay, I'll call you back before the end of the day and let you know what I find out."


So I go out and check out the property, it does need the roof and siding repaired, but in order to find out the unknowns on the inside, I'm going to need to get in. So I call her back...


Me: "Hi xxxxx, it's kwerner, I took a look at the property and it doesn't look too bad to me, but I'm really going to need to get a better look inside to know what other repairs the property is going to need before I can tell you know how much money I can get you."

Seller: "Well, I decided I don't want anybody taking over the note."

Me: "That's understandable; like I said that's my preferred method to buy, but I can also pay cash. But if I do pay cash, I'm not going to be able to get you as much money. If I'm able to take over the payments on a house, that means less money out of my pocket upfront and so I can put more money in your pocket. Know what I mean?"

Seller: "I understand..."

Me: "You know, I even if I were to take over the payments, it would only be for 5 to 6 months tops; at that point I would either have the house fixed up and sold or I could refinance, if its a concern for you."

Seller: "Well, I think I'm just going to let the bank keep doing what they're doing then."

(end call)


So, the seller is telling me that rather than letting me put some cash in her pockets, reinstate the loan and take over the payments, AND help her keep a foreclosure off her credit... she would rather lose her house, get NOTHING - no money in her pocket - and have a foreclosure on her credit for the next 7 years.

Hello! McFly!



WTF?! Am I doing something wrong here? Why would someone choose nothing over something? Can someone help me understand this?

 

[randallg99]

you've got to put in the screws into them. Make them understand you are their only hope. Listen to some Brian Tracey CD's if you need to. I have a bunch if you want I can mail them to you.

ya know, you picked a tough biz. All businesses are tough to start. It's profitable, but it requires a little strong arming.

you need to call this guy back in the next couple of days and say "hey, what the bank is doing for you will not help you in the long run" ... and then go on that and provide reasons why your solution is better.

 

[Sparlin]

I think you should included a graph or some kind of illustration with your contact letters that illustrates what's happening to them (foreclosure process) and then how you intervene to help. People are visual by nature. Out of a thousand word conversation, it is likely they will only retain (commit to memory) a few sentences (key points). We've all heard the saying that " A picture is worth a thousand words".

The foreclosure process is overwhelming for the average person who doesn't routinely deal with real estate matters. Breaking down the process into a simple picture format will help them lock on to what you are proposing.


Them :sigh: foreclosure process result:nopity:



Them :sigh: Your process atriot: result :smxG:

Use nice graphics of houses with broad arrows connecting the steps. That kind of thing.

(inside joke) Also send them a $20 gift card to a restaurant. This will help you stand out in their mind in case they are approached by several other investors. It also shows you aren't cheap. You may have to pay a little to win big

 

[kurtyordy]

my guess is she talked to someone who scared her off. You need to do discovery to find out what her felt need is and then sell to that. Clearly she does not care if the bank gets, so selling to that is not going to work. Find out where she hurts and then sooth the hurt. Even if it is just listening, maybe that is all she wants.

btw, on the purple forum, there was a guy going under utahinvestor. He got some bad rep in the end, but his 300 post thread gave tons of great info on this, made me some nice cash.