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REO’s (Real Estate Owned) Investing Explained

By Tamera Aragon

Let’s explore a real estate investing niche that could bring you riches: REO’s (Real Estate Owned By The Bank). It’s formed from the third and final stage of the foreclosure process. An REO property is created when no one purchases the house at the auction, forcing the bank to buy the property back itself. Remember the bank didn’t want the house back, but the property was the collateral for the money lent to the homeowner. The property now becomes “Real Estate Owned” meaning- it’s 100% owned by the bank. REO investment properties can present many profitable opportunities for real estate investors.

Why Is Investing in REOs a Good Niche to Consider?

  1. Below Market Value – One of the prime benefits of buying a REO property is most REO properties are available at below market value. The reason for this is that the bank is liable for the taxes on the property and they generally prefer to sell it to you at below market value and get it off their books.
  2. REOs are a Nightmare to Lenders. Property taxes, city and county assessments, utility bills, and maintenance costs eat into the lender’s profit. The threat of vandalism and illegal occupancy requires that lenders board up REO windows and doors. Often times lenders must hire security services to watch over REOs to keep out trespassers. For these reasons, lenders are often eager to sell REOs quickly.
  3. You are Buying Property Free and Clear of Liens – once you close, you receive clean title policy without exception.
  4. No Back Taxes – banks have paid everything at closing.
  5. House is Most Often Vacant – I can go there as much as I want before I close.
  6. Clear Equity Value – You do not have to argue about “correct” amount of equity with the homeowner.
  7. Minimum Risk – Among the different types of bank foreclosed properties – pre-foreclosures, foreclosure at auctions or HUD foreclosures – REOs offer the buyer the least amount of investment risk. REOs are generally properties that have survived a foreclosure auction and now belong in the lender’s inventory of non-performing assets. The banks maintain these properties and are generally sold free of liens and other encumbrances. This is why you would use a title company to insure the property in case a lien as later found.
  8. Availability – Compared to other foreclosure properties, REOs are easier to locate. All you need to do is to contact any Real Estate Agent who will send you current listings. You might also go online to mortgage companies or banks directly. You can usually find a list of REOs in your area online if there are any. Pick an area and start buying every good deal in sight. 🙂
  9. Potential for Great ROI (Return on Investment) – Reselling a foreclosure home can provide a great return on your investment. You may not be interested in buying a foreclosure property for yourself, but you still have the option to make a profit by reselling it. After all, this has been the most frequent practice used by many real estate agents to generate income. Moreover, a little renovation work can further add to the value of the property and generate higher returns.

Buying REO’s is one of the best ways to generate profit in the real estate market today. However, before you finalize your purchase, make sure you do your due diligence and research the property so you feel comfortable with the purchase. It’s important to research as much as you can about the area, current housing prices, planned developments, proximity to stores, the town, etc. This research can save you many headaches and problems down the road. The research required and other steps to succeed in this niche should be supplied to you by your mentor, trainer and coach.


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What Are The Downsides of Investing in REOs?

  1. While there are bargains to be found, REO properties don’t always sell below market value. The bank will always do a BPO (a kind of appraisal) and often the person doing this property appraisal is from out of town and does not completely understand the market.
  2. It can be difficult dealing with bank-owned properties as some lenders are in offices far away from where the loss-mitigation department is struggling to process the listings and getting everyone in sync on your end can be a challenge. Today’s REO’s are almost always handled by the bank hired Real Estate Agent who would be accepting your offer from another agent or representing you in the process.
  3. The investor must be careful when looking at bank owned property to know what the real value of the property is. The bank owned property might not be a great bargain. Be sure and include a time for inspection in your offer contract and do your homework before finalizing. Make sure that the price you pay (if you’re successful in getting offer accepted) is comparable to other homes in the neighborhood. Consider the costs of renovation, including time to complete them. Don’t get caught up in a bidding war and pay more than you should.

Good Market Conditions:

  • A lot of houses on the market
  • Average time on the market for houses is 4 months or longer
  • Depreciating Market
  • Large number of foreclosures

Bad Market Conditions:

  • Low inventory of Houses
  • Average time on the market for houses is 3 months or less
  • Appreciating Market
  • Low number of foreclosures

10 STEPS TO INVEST IN REO NICHE

1. You must find the right buyer’s agent to work with you on finding properties. If you are going to employ the services of your own real estate agent (a buyer’s agent) be sure to find one based on the following criteria:

2. Ask Realtor for a list of all REO properties with some recommendations for good deals.

3. Ask Realtor to contact you first when they know of an impending listing giving you chance to make an offer before it hits the market.

4. Before finalizing your offer, have your agent contact the listing agent and ask the following:

  • Are there any inspection reports?
  • What work has the bank agreed to?
  • Is there a special “as is” form?
  • How long does it take the bank to accept an offer?
  • How does your agent deliver the offer

5. Make an offer.

Your offer should include an inspection contingency period that allows you to terminate the sale if the inspections reveal unanticipated damages that the bank will not correct. Even though you agreed to purchase property “as is,” always give the bank another opportunity to make repairs or give you a credit after you’ve completed your inspections. Sometimes the bank will re-negotiate to save the transaction instead of putting the property back on the market.

Banks do not want to see a lot of proprietary disclosures; For instance, they are exempt from the California Sellers Transfer Disclosure Statement (TDS-14). If there are real estate agents involved, either representing you or the bank, those agents are required to provide you their disclosure statements.

Offers are usually FAXED to the bank. The listing agent needs your originals. There is no formal presentation. Keep in mind: nothing happens evenings and weekends (banks are closed).

6. Since there is no face-to-face presentation to the bank, provide the listing agent with a pre-qualification or better yet, a pre-approval letter along with proof of funds and copy of down payment check. A cover letter adds a nice touch as well. You should make your offer easy to accept.

7. Wait for bank to counter or accept offer.

8. Negotiate terms until a profitable offer is accepted by the bank in writing. (Do not spend money on property until you see a written acceptance by the bank)

9. Close on the property

10. Sell or Rent property for profit.


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Where to Obtain REO leads:

  • Search Public Records:
    In various stages of the foreclosure process, notices are recorded with the County Clerk at your County Recorder’s Office. This information is public record and is available to anyone. Just visit your county’s office and you can search for a Notice of Default (NOD), Lis Pendens or for a Notice of Sale. The best part of searching public records yourself is that it is Free. In addition, you’re likely to find newly posted properties that haven’t yet reached many of the online foreclosure data providers.
  • Find Asset Managers:
    You can also find REO properties through Asset Management companies. Simply put, these companies help lenders dispose of assets. Many of these asset management companies will provide listings of the REO properties that they represent on their website.
  • Find Government Foreclosures:
    The government can also foreclose on properties. Good place to start is www.hud.gov.
  • Make contacts at local community banks who take in their own REO’s and make friends with the person who oversees the sales of them. Many smaller banks don’t have as many REO’s therefore, don’t send out to other companies to handle.
  • MLS: This is the most common way to find REO’s today is this way. After a property has been foreclosed on and taken back by the bank, they are usually listed with a Realtor on the Multiple Listing Service (MLS). .With the number of foreclosures banks are holding right now and most are not handling their REO’s sales in-house. In fact it is nearly impossible to purchase 1 single REO from a large bank, let alone going in with millions of dollars offering cash for bulks of them. I personally have not been able to get through to the big banks directly to buy REO’s for the past 18 months as of the time of this training. This is the source I have used most successfully in today’s market.

This concludes my article on Investing in Real Estate Owned by the Bank (REO’s)


Tamera Aragon

Tamera Aragon is a professional online entrepreneur and has bought and sold over 300 properties, establishing her as an expert in the real estate investing field. Since 2003, she has purchased over 10 million dollars in real estate and currently holds properties all over the world. Tamera’s focus is on the booming Foreclosure market, buying Pre-foreclosures, REOs and Short Sales. Tamera who is a noted Author, Success Trainer, Speaker & Coach, shows her passion for helping others with the 17 websites she has created and several specialized products to support fellow investors throughout the world. When Tamara is not busy running her website, she is very involved with her Fiji joint ventures and investments. Tamera Aragon is one of the few trainers and coaches who is really “doing it” successfully in today’s market. Tamera’s experience has earned her a solid reputation in the industry as well as the respect and friendship of many of the top national real estate investment and internet marketing experts. Tamera Aragon believes her success has garnered her the financial freedom to fully enjoy her marriage and spend quality time with her children.


Learn live and in real-time with Realty411. Be sure to register for our next virtual and in-person events. For all the details, please visit Realty411Expo.com or our Eventbrite landing page, CLICK HERE.

Tips for Financing Fix and Flip Projects

By Vista Capital Solutions

With interest rates at historic lows, many properties are selling like hotcakes. Additionally, many regions of the country are experiencing a historic influx of people moving in, adding fuel to the boom in the property market. Because of these underlying trends, it’s a good time to be in the fix and flip business. Your cost of capital can be quite low. Fix and flip financing terms can be excellent.


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Game Plan for Your Fix and Flip Business

Before we get into the actual financing aspects of your business, it’s best to start at the beginning. Do you have a solid business plan for your fix ad flip enterprise? This may be old hat if you are an experienced fix-and-flipper. If you’re just starting out, make sure that you:

  • Scout out your target properties in advance
  • Have a specific business plan, including strategy and timeline, for each property under consideration
  • Obtain a professional appraisal of the current value of the property and the estimated value after your work is completed
  • Seek out and obtain any fix and flip financing that you may need

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Financing Your Fix and Flip Business

There are a number of ways to get the capital you need to be successful in the fix-and-flip arena. Here are several to think about:

  • Obtain funds from a financing partner. Often used by those with deep market knowledge, the property flipper borrows from a partner for a share of the profits.
  • Take out a home equity loan. If you have substantial equity built up in your personal residence, a home equity line of credit may serve you well.
  • Finance via your 401(k). Many folks have considerable sums in their 401k accounts. You can borrow against these sums and use the money as you see fit.
  • Business Lines of Credit. In this form of financing, often used by experienced fix-and-flippers, you get access to a pool of money that can be used as working capital in your business.
  • Borrow from family. This is generally not a preferred method. It may be useful for those who work closely with close family members who understand the business and are engaged in it themselves.

Vista Capital Solutions offers financing programs specifically designed for property flippers. Contact our team today to learn more about our fix and flip loans, as well as our fix and flip lines of credit.


Learn live and in real-time with Realty411. Be sure to register for our next virtual and in-person events. For all the details, please visit Realty411Expo.com or our Eventbrite landing page, CLICK HERE.

Realty411’s VIRTUAL Investor Summit – Learn REI From Your Home or Office

Discover the Latest News, Insight and Opportunities in Real Estate

Attention savvy real estate investors, it’s time for another educational and exciting Realty411 Virtual Investing Summit. This special online conference will unite readers from around the nation for an amazing day of information and motivation. Realty411 is ready to help investors take their life, business and real estate portfolio to a NEW LEVEL in our “new world” of online learning.

Register for Our NEW Virtual Investing Conference on Friday, September 23rd and Saturday, September 24th, 2022 from 9 am to 3 pm PT.

Realty411 will virtually unite some of the most successful, knowledgeable and savvy investors in the REI (Real Estate Investing) industry to help our readers make educated and informed decisions.

Guests can join Realty411’s complimentary investing summit and learn from experts sharing important knowledge, strategies and insight.

Since 2007, Realty411 has produced real estate-investing events and expos throughout the nation.

Our mission is to educate and empower individuals to invest in real estate. Our virtual events have united hundreds of new and sophisticated investors in real-time from 47 states so far — in total representing 375 cities across the United States.

Join us for an amazing day of real estate education. Every online event we produce is unique, be sure to reserve this day for REI learning at its best.

OUR COMPLIMENTARY VIRTUAL CONFERENCES HAVE REACHED THOUSANDS OF INVESTORS – THIS IS YOUR CHANCE TO LEARN EXPERT STRATEGIES ONLINE.

  • Learn from Leaders & Industry Pros
  • Chat with Local + Out-of-Area Investors
  • NON-Stop Tips for Real Estate Success
  • Learn with Long-Term leaders in the REI Industry
  • Receive the Latest REI Knowledge from Real Investors
  • Discover the Power of Leverage with OPM and Creative REI
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  • Gain Access to Realty411’s Private VIP Network for FREE
  • We Have Been Sharing Life-Changing Information for 15 Years

RSVP for this awesome event today — CLICK HERE!

A ZOOM URL LINK WILL BE SENT TO REGISTERED GUESTS. BE SURE TO REGISTER TODAY! FOR QUESTIONS, PLEASE CONTACT US AT: 805.693.1497. THANK YOU.

How Could You Pursue Business Growth This Year?

By Vista Capital Solutions, LLC

No matter the size and type of your enterprise, you probably have goals related to ongoing success. After all, it’s not sustainable to keep your company at the same level for too long. It’s ideal to keep exploring new ways to appeal to customers and move into new markets. Moving ahead with business growth strategies is much easier when you know the kinds of options that exist.

Market Penetration

Market penetration is one possibility. It involves selling more of your product to existing customers. For example, if your business provides a common food, like peanut butter, you might feature recipes on the back of each jar, encouraging buyers to use your product in new ways. Then, they’ll likely need to restock more often, which helps your profits.

Similarly, if you offer a product that people use frequently and regularly, you might sell it in larger packs that cost a bit more. Consumers probably won’t mind the extra expense if they buy the item often enough anyway.


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Market Development

Market development is another way to help your business grow. It occurs when you develop new market segments for your product. For example, you might have the company headquarters in San Diego, California. After getting established there, a market development plan could help you branch out to more cities, getting a larger number of total people acquainted with what you offer.

Have you thought about making items accessible through additional channels or models? Those approaches could also help your company become more profitable and well-known. Consider the example of a business that sells tractors. If it launched a rental service or rent-to-own model, those additional options could make more people interested. Some consumers cannot afford the upfront costs associated with farm equipment. Letting them rent tractors instead makes the expenses more manageable.


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Product Development

Product development could also be vital for growth. However, since this is one of the most cost-intensive ways to help your company gain momentum in the marketplace, it’s crucial that you perform the necessary research to ensure that people want your proposed products enough to buy them.

These are far from the only options concerning business growth. However, it’s worth exploring each of them and considering whether they could help take your company to the next level. Before choosing a strategy, make sure that you and your business partners have the dedication to stick with it, even if there are challenging times ahead.


Learn live and in real-time with Realty411. Be sure to register for our next virtual and in-person events. For all the details, please visit Realty411Expo.com or our Eventbrite landing page, CLICK HERE.

Do I Have to Network to Succeed in Real Estate Investing?

Image from Pixabay

By Tamera Aragon

Yes! I know you may have wanted a different answer, but this is the honest truth. Networking is such an important part of your business. You must introduce yourself and let others know what you are doing. Everyone can be a referral resource for you… and you for them.

The best book I’ve read to help me to become more comfortable with the idea of networking is called ‘How to Win Friends and Influence People’ by Dale Carnegie. It’s a great book that helps you to understand why you need to network with others as well as teaching you exactly how and what to say when you meet with new contacts.

Throughout my own 30 years of owning several businesses, (W0W – Am I that old?!), I can honestly say personal networking has been the most effective … and the most fun way to market myself!


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How to Network Your Way to REI Success

As a real estate investor, where can you reach out to network your business?

1) Search Real Estate Investor Clubs in Your Area.

2) Check meetings and trainings for local Real Estate Associations.

3) Check meetings and trainings at local Title Companies.

4) Check on handyman, builders and contractor associations in your area.

5) Ask everyone you talk to for referrals for networking events that have worked for them.

6) Of course chamber events and networking clubs that meet at breakfast and lunch are a general source to get to know the general public.

What do I say? Just remember the acronym F.R.I.E.N.D.S.

I know the biggest fear and reason many people don’t attend networking events is they don’t know how to approach or what to say to others when first meeting them. I am going to give you a script that will be easy for you to memorize…

Image from Pixabay

For every person you come in contact with at any type of networking meeting, your conversation might go something like this: Just remember the acronym FRIENDS:

F is for Forthright. Be forthright in reaching out and saying hi. Don’t wait for others to come to you.

“Hi there, my name’s __________. What’s your name?”

R is for Remember. You need to first always remember to ask them their name.

Ask for their card – and them hand them yours.

I is for Income. Ask them what they do for a living? How do they make their income?

“Say their name, and ask “What is it that you do?”

E is for Everyone. Everyone likes to talk about themselves.

Ask questions like, “How long have you been doing this?” or “What do you like most about what you do?”

N is for New Business. No matter if the person you are talking to has an occupation that is real estate related or not, you will want to find ways you both can support each other .

Ask : “What sort of clientele could I refer to bring you additional new business?

D is for Determine. After listening for possible ways to support each other, Determine where to take this relationship from this point.

S is for SUMMARIZE: When the time comes to share what you do, be prepared! Have a 30 second summary of what it is you could say to leave an impression on your new friend.

1) Hand everyone you network with your business card.

2) Summarize your business in 30 seconds or less. This is where spending time writing down how you want to market you and your business is important. You want to be concise and clear in describing what you do and what types of referrals would be most helpful. Try to incorporate something that differentiates you from the rest?

SAMPLE: REI 30 Second Commercials

6 Important Things to ALWAYS REMEMBER When Networking;

  1. The important thing is that you are interested in what they do for a living.
  2. Don’t talk about yourself until asked or the timing is right.
  3. Ask them questions about their occupation and how you can be of support to them in their line of work.
  4. If this person is a potential power team member for you, ask if you could contact them in the future. (You would be able to follow your list of questions for power team members and take notes when you called them back)
  5. Make sure to collect a card from everyone you meet
  6. Make sure you have their email address, fax, cell, and correct spelling of first and last name. (Write on the back of the card if any of this information is missing – it shows your interested!)

Questions To Ask When You Meet Real Estate Investors

  • “Do you buy, fix and sell or do you buy and hold?”
  • “How many properties do you own and/or have you sold?”
  • “What part of town do you invest in?”
  • “Really, why that area?”
  • “What do properties cost in that area?
  • “Do you pay cash for them or what banks do you use that are investor friendly?”
  • “What title company do you enjoy using the most?”
  • “Do you know any of the other people here?”
  • “Who are the big investors in this area?”
  • “If you ever come across some good deals and you don’t want them let me know.”
  • “By the way, do you have any property you want to sell?”
  • “We sometimes have properties for sale as well, if you’re looking to increase your inventory.”
  • “Well, Mr. /Ms. Investor based on what you told me and where you prefer to buy; if anything comes along I’ll make sure to call you first”.

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Final Important Points To Maximize Your Networking

Always write notes on the back of business cards you collect, helping you remember the next steps you will want to take with this contact in the future. Often times, just a “nice meeting you” card in the mail or email can be seen as a memorable gesture encouraging future communication to support each other’s business needs.

… as you get in front of people and

NETWORK YOUR WAY TO REI SUCCESS!


Tamera Aragon

Tamera Aragon is a professional online entrepreneur and has bought and sold over 300 properties, establishing her as an expert in the real estate investing field. Since 2003, she has purchased over 10 million dollars in real estate and currently holds properties all over the world. Tamera’s focus is on the booming Foreclosure market, buying Pre-foreclosures, REOs and Short Sales. Tamera who is a noted Author, Success Trainer, Speaker & Coach, shows her passion for helping others with the 17 websites she has created and several specialized products to support fellow investors throughout the world. When Tamara is not busy running her website, she is very involved with her Fiji joint ventures and investments. Tamera Aragon is one of the few trainers and coaches who is really “doing it” successfully in today’s market. Tamera’s experience has earned her a solid reputation in the industry as well as the respect and friendship of many of the top national real estate investment and internet marketing experts. Tamera Aragon believes her success has garnered her the financial freedom to fully enjoy her marriage and spend quality time with her children.


Learn live and in real-time with Realty411. Be sure to register for our next virtual and in-person events. For all the details, please visit Realty411Expo.com or our Eventbrite landing page, CLICK HERE.

Essential Real Estate Calculations

Image from Pixabay

By Bruce Kellogg

Introduction – Why Calculate and Analyze?

This is probably intuitive to most investors, but we calculate and analyze properties for the following reasons:

  • To understand present operating performance.
  • To project future performance under different scenarios.
  • To compare alternative investment opportunities.

#1 – Cash Flow Analysis

Figure 1 is a simple EXCEL™ spreadsheet that can be used for initial analysis of a property. Scenario A is typically the property’s present numbers. Scenario B is for “what if” analyses such as increasing rents, reducing selected expenses, or refinancing the loan structure. Figure 2 contains a larger list of expenses that should be used on this spreadsheet, and any others, to ensure that everything is accounted for.

Fig.1

A “quick and dirty” way to avoid applying every expense to a cash flow analysis is to estimate a percentage of rents, and use that. Say, use 35% if the property is under 5 years old, and the tenants pay most or all of the utilities. Go up to 60% of rents if the building is old, poorly-maintained, or the landlord pays most or all of the utilities. Initially, you might just use 50%. That’s pretty common. As you gain more experience, you can vary up or down, as described here.

#2 – Monthly Rent-to-Cost Ratio

This metric is used for initial screening, to see if you want to evaluate the property any further. Just divide the Monthly Rent by the Total Cost (Purchase Price + Rehab + Acquisition Costs), and express it as a percentage. You might want to do this twice, once for the present rents, then again for market rents if there is much difference. A result below 1.0% is not worth analyzing further under most circumstances. Above 1.2% you’re getting somewhere.

#3 – Gross Rent Multiplier (GRM)

The Gross Rent Multiplier is computed by dividing the Sale Price by the Gross Annual Rents. It is used to roughly compare properties as a screening method where higher is better.  One caveat is that operating expenses are not considered, particularly who pays for utilities can make a big difference. It’s useful, but rough.

Fig.2

#4 – Capitalization (Cap) Rate

This is one of the most useful metrics for comparing real estate investment opportunities. It is best done using actual income and expenses from the previous year. Using it for pro forma performance projections is not as useful.

Cap Rate is computed by dividing the Net Operating Income (NOI) by the Total Cost (per #2, above), then multiplying by 100. Generally-speaking, the higher the Cap Rate, the better the cash flow. But one needs to consider property and location quality, as well because although a slum property might have a high Cap Rate, it still probably is an inferior investment. Inexperienced investors are misled by this sometimes.

Note that Cap Rate does not include debt-servicing costs. This is why different investments can be compared so readily using it.

#5 – Debt Service Coverage Ratio (DSCR)

DSCR is a favorite metric for lenders because it shows them how well the property will service the debt on it. It is computed by dividing Net Operating Income (NOI) by the Annual Debt Service, which includes both principal and interest, but not taxes and insurance. Most institutional lenders want the DSCR to be at least 1.2.


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#6 – Return on Investment (ROI)

Return-on-Investment (ROI) is one of the best measures of how your investment is performing. It is computed by taking the Gain on Investment minus the Cost of Investment, divided by the Cost of Investment. The Annualized Return is computed by taking the ROI and dividing it by the number of years the property has been owned.

#7 – Cash-on-Cash Return

Most of the time, investing involves the injection of cash which, for most investors, is limited. So, they want to know, “What is my cash doing for me lately?” This metric is computed by subtracting the Annual Debt Service from the Net Operating Income (NOI), then dividing by Cash in the Property. It is calculated on an annual basis, and is not appropriate for the first year. Additionally, a “cash out” refinancing will end its usefulness.

#8 – Internal Rate of Return (IRR)

IRR is especially useful when comparing returns on different asset classes. It is sometimes called “Discounted Cash Flow Rate of Return” because annual cash flows are discounted back to the total initial investment. The rate at which these equal zero is the IRR. It requires a financial calculator or software program to obtain this result. The HP-12C calculator and EXCEL IRR function are examples.


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Limitations

  • The real estate calculations presented here all depend on quality data, which must be verified, if necessary. Some sources, like MLS listings and brokerage marketing materials, sometimes have errors or omissions.
  • These calculations assume the investment property will not experience a “Black Swan Event”. The COVID-19 pandemic is an example.
  • Additionally, performing calculations is “desk work”. It’s essential, but it needs to be coupled with “field work” for an intelligent investment to be made.
  • Finally, the author recommends that after an investor does their calculations and conclusions, they share these with an experienced fellow investor, mentor, or consultant as a check on their work.

Bruce Kellogg

Bruce Kellogg has been a Realtor® and investor for 40 years. He has transacted about 800 properties in 12 California counties. These include 1-4 units, 5+ apartments, offices, mixed-use buildings, land, lots, mobile homes, cabins, and churches.

Mr. Kellogg is a contributor and copy editor for two national real estate wealth-building magazines: Realty411, and REI Wealth Magazine. He is a recipient of an Albert Nelson Marquis Lifetime Achievement Award, listed in Who’s Who in America– 2019.

He is available for consulting with syndication, turnkey, joint-venture, and other property purchasers and note investors nationally, and other consulting assignments. Reach him at [email protected], or (408) 489-0131.


Learn live and in real-time with Realty411. Be sure to register for our next virtual and in-person events. For all the details, please visit Realty411.com or our Eventbrite landing page, CLICK HERE.

The Deed-in-Lieu-of-Foreclosure

Image from Pixabay

By Bruce Kellogg

The Wrong Way

At a recent meet-up, I met a man who had recovered a property from a defaulting borrower on a note they had between them. Looking to save costs, the note-holder accepted a deed and promptly recorded it. Later, when he went to refinance, he discovered that several liens and judgments had attached to the title of the property. In total, they wiped out his equity! Sad tale, but true, and this wrong way of doing a deed-in-lieu-of-foreclosure happens a lot. So, what is the right way that protects both the defaulting borrower and the recovering note-holder?

Image from Pixabay

No. 1 Open an escrow, and order a title report. Specify that involuntary liens (liens, judgments, etc.) are to be searched as well as voluntary liens (mortgages, deeds-of-trust). Expect to buy title insurance and pay escrow costs.

No. 2 If you received an insurance policy from the borrower, and were named as “mortgagee”, or “additional insured”, call the company and find out if the policy is still in effect. If it is not, order a policy of your own. You need protection.

No. 3 Check the property taxes with the County Tax Collector. If they are delinquent, pay them current. Get a receipt to give to escrow because some counties are slow to update their records.

No. 4 Find out the status of any senior loans. Call first, but if the lender refuses due to privacy reasons, have escrow or your attorney make the request. Pay the senior loans current, preferably through escrow. If paying them yourself, be sure to get a receipt for escrow.

No. 5 See the property. If it is within driving distance, visit it personally. If not, hire a service like www.wegolook.com to go take pictures.


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Caution: If the property is rented, it is advisable not to step on the property or engage anyone there in conversation.

No. 6 If the property is a rental, try to get the defaulting borrower to turn over the security deposits and any advance rents. You might not get this.

No. 7 When the title report comes back, you need to check for any liens and judgments. If these are present, then you need to foreclose to shed them from your title.(This is what the unfortunate lender above failed to do.) You have no choice.


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No. 8 If there are no involuntary liens, or small ones (e.g., garbage liens) that you are willing to pay in escrow, then have a Deed-in-Lieu-of-Foreclosure drawn up for the defaulting borrowers to sign. These deeds are special because they have a recitation of several paragraphs on them called an “Estoppel Affidavit”. The borrowers affirm that they are deeding freely, without coercion or duress, and are not being compensated beyond forgiveness of their debt.

No. 9 If the borrowers go through this process, and escrow closes, then you need to return their original note marked “PAID” to them. In addition, escrow needs you to sign a Full Reconveyance of the mortgage or deed-of-trust in order to insure your clear title.

And that’s the right way!


Bruce Kellogg

Bruce Kellogg has been a Realtor® and investor for 40 years. He has transacted about 800 properties in 12 California counties. These include 1-4 units, 5+ apartments, offices, mixed-use buildings, land, lots, mobile homes, cabins, and churches.

Mr. Kellogg is a contributor and copy editor for two national real estate wealth-building magazines: Realty411, and REI Wealth Magazine. He is a recipient of an Albert Nelson Marquis Lifetime Achievement Award, listed in Who’s Who in America– 2019.

He is available for consulting with syndication, turnkey, joint-venture, and other property purchasers and note investors nationally, and other consulting assignments. Reach him at [email protected], or (408) 489-0131.


Learn live and in real-time with Realty411. Be sure to register for our next virtual and in-person events. For all the details, please visit Realty411.com or our Eventbrite landing page, CLICK HERE.

Why the Public is Not Happy with Inflation! (Part 2)

Image from Pixabay

By Dan Harkey

Business & Private Money Finance Consultant

Cell 949 533 8315 email [email protected]

Consider the largest debt-bomb globally, the unfunded portion of social security, Medicare, Medicaid, Military, and public employee pension shortfall. This $150 to$200 trillion estimate does not show up on the government accounting books as a liability. Like a boiling pot of water, the debt simmers, soaking the working-class public through increased taxation, regulation, inflation, and reduced purchasing power (debasement). The retired public may or may not be aware that no trust funds exist because they have always received their checks.

These are loans to the government borrowed from the public that will never be paid back, except by a massive erosion of purchasing power of the dollar (debasement). The government understands that the nasty bogey called inflation will reduce the value of the debt.

The government leaders also encourage a massive influx of new legal and illegal foreigners, who are expected to pay taxes eventually. This is not an immediate solution since 63% to 70% of newly arrived illegal immigrants go on welfare or subsistence government transfer payments. Different articles and statistics differentiate between undocumented non-citizens, illegal immigrants, and non-citizens.

https://cis.org/Report/63-NonCitizen-Households-Access-Welfare-Programs


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In 2019 Social Security and Medicare programs cost an estimated 8.8% of gross domestic product (GDP). GDP is approximately 22 trillion. 22 trillion times 8.8%= $1.936 trillion annual expenses. If you use $1.936 trillion divided by the number of retired of 70 million, then each retired person cost $27,657 each year. Social Security is about .6% to administrate and Medicare about 2%. Private insurers may spend between 12% to 18% on administration costs. End-of-life medical expenses may exceed $150,000 per retiree. About 2% of retirees, about 1.4 million die per year.

There are currently 10,000 people retiring each day, or 3,600,000 per year. If 3.6 million arrive on Social Security rolls and 1.4 million dies, then the net increase is 2.2 million added to the rolls. Each retiree will cost the public an estimated $28,000 per year, or an additional $61 billion per year on top of the $1.9 trillion current

In 2019 there were approximately 64 million retirees (pre-COVID). Adding 3.5 million per year over the next 10-15 years will result in 100 million retires who will expect financial support for retirement income and medical care. But that statistic is in a pre-Covid timeframe. With Covid, the propensity for retirement drastically changed.

COVID brought about a massive spike in retirement and social security application. The number of Social Security recipients skyrocketed. In 2019 there were about 64 million receiving Social Security benefits. In 2021 this number rose to 69.8 million or 70 million. — 70-64=6 million additional retirees in a matter of 2 years. The increased number, including 2022 retirees, will reflect close to a dramatic increase in retirees who apply and receive social security in just three years.


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We are facing turbulent financial trade winds this year and next. Interest rates should rise to combat inflation. Wall Street, big banks, and large corporations will be beating the drums no to raise rates. Borrowing cheap money and leveraging investments is their mantra. With artificially low-interest rates projects, become profitable because borrowing is cheap. Valuations rise accordingly, even to irrational and exuberant levels. But the minute rates begin to rise, profits and irrationally high valuations evaporate and fall back to earth. Boom and bust cycles are not an inherent trait of capitalism but caused by central bank intervention.

Regardless of the conclusion, the Federal Reserve will be there with their trusty computers to readily inject many additional dollar digits (trillions) to continue the U.S. financial Ponzi scheme (spend now and expect someone in the future to repay).

Our economic entire system of governance requires a never-ending Ponzi strategy. Future taxpayers will always be necessary to pay for today’s government expenses. If future spenders have no money because of high taxes, excessive regulations, or refuse to buy stuff, the system will collapse.

Image from Pixabay

The government and mainstream media propaganda machine will have public observers thinking that everything is rosy. The propaganda objective is to keep the population preoccupied with revolving crises designed to frighten them into compliance and submission.

All new fiat currency created by the government is designed to keep the population happy, the government in power, and the voting block reliable. The Ponzi system’s pursuit is conning the public into submission of a perpetual-motion downward economic quagmire. It’s truly a wonderful day in the neighborhood when the government-backed borrowed money flows freely, knowing that it will never be paid back. Of course, most beneficiaries of free-flowing borrowed funds are directed to (FOGS-friends of government.)

The U.S. tax base is not increasing much. Our GDP is about $21-22 trillion. Federal taxes collected appx $3.5 trillion. If we add all state and other forms of taxation, the total is about $5 trillion. The federal government spends close to twice as much as they take in, meaning a $2 to 3.5 trillion shortfall that must be borrowed.

Image from Pixabay

The only viable solution that the U.S. Federal Reserve has is to keep creating fiat money to plug the financial drain dike. What used to be directly on the book’s debt under President Ronald Regan (1/20/1981 to 1/10/1989) of 2 trillion, which is now $30 trillion and will become $100 trillion in our lifetimes. Since that time, the U.S. has gone from the world’s largest international creditor to the world’s largest debtor nation.

The speed of issuing new currency into the system and the subsequent debasement of the dollar is accelerating into uncharted territory, more than any time in our adult life. There will be massive upward price pressure on all goods and services the public will be subjected to. Since inflation is caused by an increase in money supply relative to goods and services, the government’s propensity to print fiat currency is currently experiencing a more than a significant increase in the money supply. Never mind that there is a corresponding increase in national debt!

Government actions are always the root cause of inflation. There was no inflation in the American colonies because there was no mechanism to print fiat currency. Between 1775 and 1779, Congress issued $225 million in fiat Continentals (currency), a massive sum for the time. Subsequent inflation caused prices to rise years 1776=12.99%, 1777=21.84%, 1778=30.19%, 1779= -11.59%(minus). Any rational mind would think that our elite governing leaders would recognize that deficit spending feeds the inflation spiral and needs to be limited.

Image from Pixabay

There has been ceaseless financialization and globalization over the past 50 years of the Federal Reserve, Wall Street, and mega-banks. By manipulating interest rates to near zero and investing in derivatives contracts, the insiders boosted their wealth upward to an unimaginable level, at least $50 trillion. Greed by beneficiaries of inflation, including the Central bank, Wall Street firms, megabanks, and large corporations, will work hard to keep the illusion going in their favor. Their savvy public relations people might object to the above statement.

Wall Street, megabanks, and large corporations’ benefit from high inflation by operating with exceptionally highly leveraged investments. Financial leveraging means investing very little capital, borrowing cheap money, and using derivatives to leverage-up at a much higher level. One percent capital and ninety-nine percentage leveraged borrowing are not abnormal until things go wrong. Leveraged investments with super cheap borrowing costs are why Wall Street, megabanks, and large corporations won’t raise interest rates.

The disparity is frightening. The wealthiest 10% has increased to at least 70% of all U.S. wealth applied to their asset ledgers. The bottom 50% held 2% of U.S. Wealth. They have now created the largest financial bubble since the 1680 tulip bubble.

https://www.statista.com/chart/19635/wealth-distribution-percentiles-in-the-us/#:~:text=As%20of%20Q1%20of%202021,another%20half%20at%2037.7%20p ercent.

Artificially low-interest rates harm savers who rely on bank interest for income, U.S Securities holders, corporate bondholders, and other interest income-related investment strategies.

Image from Pixabay

Distortion of economic reality created by artificially low-interest rates is hard to comprehend because Wall Street and megabanks have such tight control on government actions. They might object to that statement for public posturing. Butwait, if the market crashes, the elites will merely ask the government to bail them again. Elite leaders in the executive branch of the U.S. government are handpicked from Wall Street firms, particularly Goldman Sachs, BlackRock, The Vanguard Group, and JPMorgan Chase & Co. BlackRock has $10 Trillion assets under management. Vanguard has $8.5 Trillion assets under management. The magnitude of these figures is staggering, considering the U.S. has a total GDP of $22 trillion. You can rest assured that the oligarchs in the U.S. have control over almost all actions of government. Money begets power. Money and power beget influence.

U.S. direct on the book’s debt will balloon to $50 to $100 trillion in the next meltdown. Some Wall Street firms, megabanks, and large corporations will become insolvent from derivatives losses. They will be bailed out, just like they were in 2007-8. Once the next bailout is complete, they will high-five each other and issue big payout bonuses for their hard work creating a colossal financial mess. Just as they did in the 2007-8 bailout, they will take a vacation for all their hard work driving their companies into insolvency. The public is provided little or no information on these bailouts. Only the governing elites have full knowledge.

The ongoing strategy will eventually crash. No one knows when the cows will come home, and the entire system collapses. But the Ponzi strategy has been systematically successful, with a few bumps for over 225 years. Ponzi is an investment swindle strategy. Current participants rely on existing occupants/taxpayers to pay the government the costs now with borrowed funds and expect future generations of occupants/taxpayers to repay the debt. Those new taxpayers can only be paid back by collecting additional funds from subsequent new occupants/ investors. This strategy is the same for Social Security.

Image from Pixabay

The success of the future of your U.S. Ponzi assumes that the dollar will maintain the status of world reserve currency holder. If our leaders keep piss—g off world leaders en masse sooner or later, they will devise a mechanism to circumvent the dollar-based monetary system. Many of the strategies being followed by the current administration will cause the loss of world reserve currency holders. No one would be willing to buy our worthless treasury securities. Seventy-five years of dollar dominance would come to a suicidal end, and deficit spending financed by the other sovereign nations would stop.

Middle-class income earners and those who rely on retirement benefits may have limited ability to keep up with inflation. Living standards could collapse to those of third-world countries with visions of impoverished masses struggling to meet the most basic human needs (access to food, water, and shelter). With inflation, each year arrives with the reality that everything costs more, or dramatically more, to the point where most of the population will struggle to keep up or become stressed out debt-surfs.


Dan Harkey

Dan Harkey is a contributing author to Weekly Real Estate News and is a Business & Financial Consultant. He can be contacted at 949-533-8315 or [email protected].


Learn live and in real-time with Realty411. Be sure to register for our next virtual and in-person events. For all the details, please visit Realty411Expo.com or our Eventbrite landing page, CLICK HERE.

Why the Public is Not Happy with Inflation! (Part 1)

Image from Pixabay

By Dan Harkey

Business & Private Money Finance Consultant

Cell 949 533 8315 email [email protected]

In 1913 folks could buy a five-course meal and iced tea for 10 cents.

That was about the time when the Federal Reserve system (central bank) was established. Since that time, approximately 109 years later, as of 2022, inflation increased by 2,740%. Many folks will argue that this is not true.

Inflation Calculator:

https://www.in2013dollars.com/us/inflation/1913?amount=1

Image from Pixabay

The Federal Reserve System is not our friend. A secret meeting was arranged by 6 of the wealthiest bankers at a remote location on Jekyll Island, off the coast of Georgia. This group of wealthy bankers-controlled appx 45% of the banking in the United States. They designed a cartel whereby members (privately owned banks) would lend between members to avoid bank runs. Participants laid the foundation around 1910 as a response to the financial crisis of 1907.

Inner-bank lending allowed higher leverage lending for member banks and eventually drove all non-members out of business. Bank runs occurred when large groups of depositors panicked and demanded the withdrawal of their money, either afraid of bank insolvency or creating it by their actions of mass withdrawal. Now the FDIC is subject to the same limitations about raising additional needed cash as the remainder of the government.


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The U.S. government liked and elected to adopt the inner bank lending system, merging the government’s interest with the private banking cartel. Congress created the Federal Reserve System to provide the nation with a safer, more flexible, and stable monetary and financial system. The Federal Reserve System was born on December 23, 1913, when President Woodrow Wilson signed the Federal Reserve Act. The Federal Reserve System now consists of 12 privately owned banks merged with government ownership and control and a Board of Governors located in Washington DC. While the Board of Governors is an independent agency, the Federal Reserve Banks are set up like private corporations. Member banks hold stock in the Federal Reserve Banks and earn dividends.

Reference-History of the Federal Reserve banking system:

https://www.federalreserveeducation.org/about-the-fed/history

https://www.federalreserve.gov/aboutthefed/structure-federal-reserve system.htm

A fascinating book about how the Federal Reserve System was created is Creature from Jekyll Island. It is a beautiful read that I could not put down once I started. I have a hard-bound copy in my office now.

Here is a summary of The Creature from Jekyll Island.

https://www.eetimes.com/book-review-the-creature-from-jekyll-island/#

Governments have three methods to raise capital for operational expenses. They tax, borrow, and print new fiat currency (money).

The Federal Reserve is responsible for injecting newly created fiat money into the U.S. monetary system by the tens of trillions of dollars when instructed.

https://www.investopedia.com/ask/answers/082515/who-decides-when-print-money-us.asp

In response to bank runs in 1928, the Federal Deposit Insurance Corporation (FDIC) was established in 1933. The FDIC was an independent federal agency whose purpose was to insure bank and thrift deposits in bank failures. The objective was to maintain public confidence and encourage stability in the financial system by promoting sound banking practices. The question today, almost 100 years later, is whether the FDIC has adequate reserves to insure deposits. They don’t without the usual borrowing from the Federal Reserve.


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The Glass-Steagall Act of 1933 required separating investment and commercial banking operations. This separation was a by-product of inner-mixing bank activities that led up to the great depression. Mixing activities of investment with banking operations was considered too risky and speculative.

Gramm-Leach-Bliley Act of 1999 reversed Glass-Steagall direction by removing legal barriers preventing financial institutions from providing banking, investments, and insurance services as combined business services.

Today banks and non-bank financial institutions are some of the most highly leveraged operating companies in the U.S. Banks and non-bank financial institutions regularly invest with minimal limits in extremely high-risk and highly leveraged securities. Little regard is given to safety measures of bank depositors. They ratchet up leverage positions to maximize yields by purchasing positions in casino-style financial bets in the form of derivatives contracts. Even reserve requirements have been eliminated so that banks are no longer required to keep any reserves on hand for protection in case of excess demands for depositor withdrawals.

Image from Pixabay

Inflation is the direct result of the government’s endless injections of new fiat currency into the economic system, which becomes a corresponding future debt of the taxpayers. Our future sovereign debt, of course, is a systemic fraud because the Federal Reserve and the leaders of this country never plan on paying the debt off or even reducing it. As the Federal Reserve pumps more money into the economic system, there is a corresponding reduction of the dollar’s purchasing power (debasement). Goods and services cost incrementally more. With debased dollars paying off the debt assumes that payments would be made severely diminished valued dollars (cheaper dollars).

Taxpayers can only see future debt piled upon future deficits that they view as their responsibility to repay, as a government national credit card for which they are on the hook. The top tier taxpayers of 1% paid 38.8%, the top 10% paid 71%, and the 25% of taxpayers pay 87% of the federal taxes. All these folks should have great concern about runaway government spending. The bottom 50% of taxpayers in the U.S. pay about 3% of federal taxes. Low-income earners and retired folds relying on Social Security for living costs get crucified by the devil called inflation. This lower socioeconomic tier is first and most severely harmed by inflation and reduced purchasing power because of their limited discretionary or nonexistent incomes.

https://taxfoundation.org/publications/latest-federal-income-tax-data/

https://theintercept.com/2019/04/13/tax-day-taxes-statistics/

Image from Pixabay

The U.S.’s financial problems include accumulated disclosed direct debt of about $30.3 trillion and an estimated $150 to 200 trillion of unfunded, underfunded, and not-disclosed future obligations for Social Security, Medicare, Military, and Federal employee pension obligations. These figures are well disguised on purpose. Remember George Bush Jr’s remarks and his debate with Al Gore when Gore’s economic figures were referred to as “Fuzzy Math”? How would the public react if they understood that their future retirement had been stolen or misallocated and not be available when they needed it?

https://www.usdebtclock.org/

Most, if not all, future financial obligations of the U.S. must come from a combination of current general funds based on tax receipts and newly minted fiat currency in the form of U.S. Treasuries as future debt. This future debt is sold to the public, corporations, and other sovereign nations as treasury securities, backed by the full faith of the U.S. Government. Some entities invest in treasuries for safety, and some are out of compulsion (forced for political expediency).

If one inquires of the solvency of the Social Security trust fund from the mainstream media or online web news, they will tell you that Social Security has almost $3 trillion in trust fund assets (so-called-not). But they will fail to tell you that all the Social Security trust funds are invested in U.S. Treasuries. Treasury securities are debt created by the government and must be repaid upon maturity. Social Security is currently a pay-as-you-go system paid by current taxpayers to benefit of retired folks. If financial demands for Social Security and Medicare exceed available current tax receipts from taxation, then the remainder must come from the Social Security trust fund. But there is little or no liquid assets or cash available in the fund?

Image from Pixabay

Any payments demanded from the Social Security trust fund would require that the government free up money by paying off a corresponding amount of U.S. Treasuries (IOU’s) that are held as assets of the trust fund. Where will the money come from for the government to pay off the Treasuries? If the government cannot locate liquid capital, then they must create it by issuing new treasuries for new parties to purchase to replace the old. What a great trick to pull upon the American public! I want to pay my bills and credit cards where someone else is responsible for repayment.

They swapped the accumulated liquid assets sitting on the books of these Trust Funds for debt instruments that are expected to be owed and paid from future taxpayer receipts. Switching debt that you owe and calling it an investment asset is the ultimate form of financial prestidigitation (magic trick). Yes, an asset that is held on your behalf is misappropriated into debt, and you are responsible for repaying in the future.

Special Studies by the Historian’s Office of Social Security and Research Notes:

https://www.ssa.gov/history/BudgetTreatment.html

Remember the 1980’s rock group, Queen? Freddy Mercury, the lead singer, was a British singer, songwriter, and record producer, and in my opinion, the most outstanding male singer ever. He was known for his flamboyant stage persona and four-octave vocal range. He could sing classic rock-in-roll as well as serious opera. Ironically, he was born, with the name Farrokh Bulsara, in 1946 in Zanzibar to Parsi-Indian Parents.

“The Show Must Go on. The Show Must Go On. Yeah, inside, my heart is breaking. My make-up may be flaking. But my smile still stays on.”

Your future social security payments are an example of “The Show Must Go on.” Proceeds for social security payments are just a hollow shell of current taxation and debt, which may be paid from current taxpayer receipts or by the government issuing new debt instruments, sold to convert proceeds to cash, and spent now. This strategy has worked so far in our history. Still, the accrued government direct debt obligations and the interest due coupled with the under-funded pension and medical obligations will eventually eat up the entire national budget. It is bookkeeping magic. “But the smile still stays on.”


Dan Harkey

Dan Harkey is a contributing author to Weekly Real Estate News and is a Business & Financial Consultant. He can be contacted at 949-533-8315 or [email protected].


Learn live and in real-time with Realty411. Be sure to register for our next virtual and in-person events. For all the details, please visit Realty411Expo.com or our Eventbrite landing page, CLICK HERE.