Moving Close To Houston? What about Conroe, Texas?

Conroe is truly one of the best hidden jewels in Texas.  It’s the best of both worlds with a pleasing mixture of city and country.  Conroe's high elevation affords it with breath taking  views.



  It has both heavy wooded areas and booming new construction.  Conroe’s location is only 40 miles from Houston, Texas making it the perfect vacation spot.  Houston’s entertainment and museum district is world class and second only to New York’s venues.  Houston is known for always maintaining fun and exciting activities for the entire family. 

“Conroe offers a multitude of opportunities to escape into the wilderness. The Sam Houston State National Forest and the W. Goodrich Jones State Forest offer several hiking trails and access to the 120 mile long Lone Star Hiking Trail, camping areas, bird watching, hunting, fishing, geocaching and much more. Whether you are a seasoned nature tourist or just want to explore a little, Conroe has the adventure you are looking for.”  Read More.....

Conroe’s real estate market is one of the best values in Texas.  Take a look at some of the beautiful Homes currently Available!  Call 936-441-8539 Move to Conroe!

Conroe’s growth pattern could be said to be more multiple-nuclei rather than concentric zone.  It is growing along the freeway and various major accesses to the city rather than from the center of the city.  Conroe has a wealth of real estate investing opportunities for both residential and commercial investors.  The property in the video below is a vacant commercial site located on a growth path at the southwest corner of Highway 105 and Loop 336.  Take a look then....CALL 832-703-2411 Financing Available

Asking Price: $1,999,000.00
•± 18.88 Acre Site - will Sub-Divide
• Utilities Available
•Located west of the Intersection of SH 105 & Loop 336 W
•Adjacent to HEB Retail

 

Conroe is considered the 10^th fastest-growing city over 50k in the nation. Conroe’s current population is estimated at 61,539 residents.   

Listed Below....Fastest growing cities in US (%)

• 1: San Marcos, Texas (4.91)
• 2: South Jordan, Utah (4.87)
• 3: Midland, Texas (4.87)
• 4: Cedar Park, Texas 4.67)
• 5: Clarktown, Tenn (4.43)
• 6: Alpharetta, Georgia (4.37)
• 7: Georgetown, Texas (4.21)
• 8: Irvine, California (4,21)
• 9: Buckeye, Arizona (4.14)
• 10: Conroe, Texas (4.01)

US Census Bureau, 2011-12 

 

How To Buy Tax Lien Property - STep-by-Step

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The Difference Between a Short Sale and a Loan Modification

I was asked this question on one of my sites recently so, I decided to make it a blog post:

A short sale is where the original lien holder/lender agrees to accept less than the principal amount owed on the remaining balance of the mortgage loan. For instance, let's say the remaining balance on the loan is $100,000. In a short sale situation, the lender may agree to accept an amount quite less than the remaining balance i.e. $65,000. In such cases the reason for a reduction in the principle amount owed is usually because of depreciating property values in the same area as the subject property/property in question.

A Loan Modification is actually what the term means. The Lien Holder/Lender agrees to re-amortize the remaining balance of the loan. In this case the arrears/unpaid mortgage payments are rolled into a new lump sum and mortgage payments are re-calculated.

I acually specialize in loan modifications an have seen huge success reducing monthly payments for a great number of clients. Most recently, I helped a client lower payments from $1800 to $1100. Contrary to many naysayers...current economic conditions are perfect for loan modifications. The current administration is giving money away like drunkards. As the saying goes, "an economic disaster is a terrible thing to waste". I recommend you contact me and obtain the Obama Modification.

Whether you voted for Obama or not, a 2% mortgage is a hell of thing to pass up. All that's needed to qualify is for you to prove that you can't afford you current mortgage. Wow! That's a no-brainer. Take if from the Brainionare, this is a deal you can't afford to miss!

I was talking to a close relative who informed me that he was upset. He stated that he voted for the man and didn't qualify for all the free money currently in circulation. I told him that times have changed. It used to be that if you were stable and made plenty of money where you didn't need bank money, banks chased you down the street trying to loan it to you. Now days the system is bending over backwards to give breaks to individuals who who can't afford the homes they are in.

With a loan modification one does not need to qualify based on credit. Credit isn't even considered. Also, a reduction in income is favorable to one's modification package. Even though each lender has different guidelines, ....i.e. some don't modify second loans, some will try and force borrowers into forbearance, some will not work with third party entities, some will extend higher trial periods. I have the complete list of banks and their various guidelines. If you are needing relief from a high mortgage, I can help. I've even stopped several foreclosures.

If you are still in a adjustable mortgage or if your home has depreciated in value you are automatically approved! Your lender won't tell you this! Why? Because modifications are handled by the loss mitigation department and if you are making you payments on time guess what?.....You're not a loss to them....lol

Feel free to contact me with questions
dick.g9@gmail.com

What's a Hard Money Loan?

From Wikipedia, the free encyclopedia:

A hard money loan is a specific type of asset-based loan financing in which a borrower receives funds based on the value of a parcel of real estate. Hard money loans are typically issued at much higher interest rates than conventional commercial or residential property loans and are almost never issued by a commercial bank or other deposit institution. Hard money is similar to a bridge loan which usually has similar criteria for lending as well as cost to the borrowers.
The primary difference is that a bridge loan often refers to a commercial property or investment property that may be in transition and not yet qualifying for traditional financing. Whereas hard money often refers to not only an asset-based loan with a high interest rate, but can signify a distressed financial situation such as arrears on the existing mortgage or bankruptcy and foreclosure proceedings are occurring.

Many hard money mortgages are made by private investors, often in their local area. Usually the credit score of the borrower is not important. The loan is purely against the collateral of the property. Typically the maximum loan to value is 65-70%. That is, if the property is worth $100,000 you can borrow $65,000-70,000 against it. This low LTV is to cover the lender if the borrower does not pay and they have to foreclose on the property

Loan structure
A hard money loan is a species of real estate loan collateralized against the quick-sale value of the property for which the loan is made. Most lenders fund in the first lien position, meaning that in the event of a default, they are the first creditor to receive remuneration. Occasionally, a lender will subordinate to another first lien position loan; this loan is known as a mezzanine loan or second lien. Hard money lenders structure loans based on a percentage of the quick-sale value of the subject property. This is called the loan-to-value or LTV ratio and typically hovers between 60-70% of the market value of the property. For the purpose of determining an LTV, the word "value" is defined as "today's purchase price." This is the amount a lender could reasonably expect to realize from the sale of the property in the event that the loan defaults and the property must be sold in a one- to four-month timeframe.

This value differs from a market value appraisal, which assumes an arms-length transaction in which neither buyer nor seller is acting under duress. Below is an example of how a commercial real estate purchase might be structured by a hard money lender:65% Hard money (Conforming loan)20% Borrower equity (cash or additional collateralized real estate)15% Seller carry back loan or other subordinated (mezzanine) loan

Cross collateralizing a hard money loan
In some cases the low loan to values do not facilitate a loan sufficient to pay the existing mortgage lender off in order for the hard money lender to be in first lien position. Because securing the property is the basis of making a hard money loan, the first lien position of the lender is usually always required. As an alternative to a potential shortage of equity beneath the minimum lender Loan To Value guidelines, many hard money lender programs will allow a "Cross Lien" on another of the borrower’s properties. The cross collateralization of more than one property on a hard money loan transaction, is also referred to as a "blanket mortgage". Not all homeowners or commercial property owners have additional property to cross collateralize. Cross collateralizing or blanket loans are more frequently used with investors on Commercial Hard Money Loan programs.

Commercial hard money
Commercial hard money is similar to traditional hard money, but may sometimes be more expensive as the risk is higher on investment property or non-owner occupied properties. Commercial Hard Money Loans may not be subject to the same consumer loan safeguards as a residential mortgage may be in the state the mortgage is issued. Commercial hard money loans are often short term and therefore interchangeably referred to as bridge loans or bridge financing.

Commercial hard money lender programs
Commercial hard money lender and bridge lender programs are similar to traditional hard money in terms of loan to value requirements and interest rates. A commercial hard money or bridge lender will usually be a strong financial institution that has large deposit reserves and the ability to make a discretionary decision on a non-conforming loan. These borrowers are usually not conforming to the standard Fannie Mae, Freddie Mac or other residential conforming credit guidelines. Since it is a commercial property, they usually do not conform to a standard commercial loan guideline either. The property and or borrowers may be in financial distress, or a commercial property may simply not be complete during construction, have its building permits in place, or simply be in good or marketable conditions for any number of reasons.
Some private investment groups or bridge capital groups will require joint venture or sale-lease back requirements to the riskiest transactions that have a high likelihood of default. Private Investment groups may temporarily offer bridge or hard money, allowing the property owner to buy back the property within only a certain time period. If the property is not bought back by purchase or sold within the time period the commercial hard money lender may keep the property at the agreed to price.

Traditional commercial hard money loan programs are very high risk and have a higher than average default rate. If the property owner defaults on the commercial hard money loan, they may lose the property to foreclosure. If they have exhausted bankruptcy previously, they may not be able to gain assistance through bankruptcy protection. The property owner may have to sell the property in order to satisfy the lien from the commercial hard money lender, and to protect the remaining equity on the property.

Legal and regulatory issues
From inception, the hard money field has always been formally unregulated by state or federal laws, although some restrictions on interest rates (usury laws) by state governments restrict the rates of hard money such that operations in several states, including Tennessee and Arkansas are virtually untenable for lending firms.

Commercial lending industry
Thanks to freedom from regulation, the commercial lending industry operates with particular speed and responsiveness, making it an attractive option for those seeking quick funding. However, this has also created a highly predatory lending environment where many companies refer loans to one another, increasing the price and loan points with each referral. There is also great concern about the practices of some lending companies in the industry who require upfront payments to investigate loans and refuse to lend on virtually all properties while keeping this fee. Borrowers are advised not to work with hard money lenders who require exorbitant upfront fees prior to funding in order to reduce this risk. If you feel you have been the victim of unfair practices, contact your state's attorney general office or the office of the state in which the lender operates.

Hard money rate
Hard Money Mortgage loans are generally more expensive than traditional sub-prime mortgages. However, all mortgage loans are not necessarily considered to be a high cost mortgage. Generally a hard money loan carries additional risk that a borrower is aware of. Rather than selling the property a borrower will opt to keep the loan and if a lender is willing to assume some of the risk by offering a hard money loan.

Interest rate on hard money
The rate is not dependent on the Bank Rate. It is instead more dependent on the real estate market and availability of hard money credit. As of 2007, and for the past decade, hard money has ranged from the mid 11%-17% range. When a borrower defaults they may be charged a higher "Default Rate".

Hard money points
Points on a hard money loan are traditionally 1-3 more than a traditional loan, which would amount to 3-6 points on the average hard money loan. It is very common for a commercial hard money loan to be upwards of four points and as high as 10 points. The reason a borrower would pay that rate is to avoid imminent foreclosure or a "quick sale" of the property. That could amount to as much as a 30% or more discount as is common on short sales. By taking a short term bridge or hard money loan, the borrower often saves equity and extends his time to get his affairs in order to better manage the property. Hard money is expensive, but cheaper than a partner!All hard money borrowers are advised to use a professional real estate attorney to assure the property is not given away by way of a late payment or other default without benefit of traditional procedures which would require a court judgment.


I Know Where to Find Hard Money
Call Now!

Dick Green #479053
Triad Realty and Mortgage
936-441-8539

Secret Searching Method

So, I'm working with a couple of cash buyers. One would think that the old adage, "Cash Is King", would still be a valid way of doing business. I'm beginning to wonder. I've noticed a trend with this current market where lenders/lien holders are willing to go for the two in a bush rather than 1 in the hand.

My cash clients have lost on several cash offers to slightly higher offers containing third party financing considerations. Go Figure! I've always stayed ahead of the curve and have been able to locate the good deals before the rest of the pack. If you hunt harder than the next guy you'll always eat. In this market alot of agents have gone on to other fields. Those that have decided to remain in the industry are either too new to understand the stakes or are experienced hunters.

So now it's Game Time! It's time for me to revert to back to covert marketing campaigns. And guess what? I've discovered something real interesting that I'm rather excited about. It works like a gem! I'll share a brief overview with you. For more detailed information....contact me and just ask me. It's so simple it's scary. What I've been doing is structuring a custom search based on expired listings. The end result is to locate individuals who were at one time offering their properties for sale at discounted pricing due to pending foreclosure, depreciated values or some other circumstance requiring a quick sale. These same individuals have been disappointed with unsuccessful marketing results. Resulting in the Listing becoming expired. This type of client can many times be a very easy individual to over exceed their expectations. In this market things have changed. There's real money to be made with Expired Listings. To keep ahead of the curve, we as agents must change and think of outside the box marketing techniques. He who hunts the hardest and the longest will always eat! I suggest that you experiment with Expired Listings.

Good Luck!

Great Time For Investors!

"It's also boom time for the companies that can supply those investors with financing when they need it.
"This is an absolutely wonderful market environment to be in," says Frank Sharp, who heads Watershed Renovation Capital, in Alexandria, Virginia. "

Read Entire Article....

Tax Credit Provides Outstanding Opportunity for Home Buyers

A tax credit of up to $8,000 is available for qualified first-time home buyers purchasing a principal residence on or after January 1, 2009 and before December 1, 2009.

Find out More....

Certain commercial mortgage-backed securities now eligible collateral under TALF

The Federal Reserve Board last week announced that, starting in July, certain high-quality commercial mortgage-backed securities issued before Jan. 1, 2009, will become eligible collateral under the Term Asset-Backed Securities Loan Facility (TALF). The TALF is designed to increase credit availability and support economic activity in part by facilitating renewed issuance of consumer and business asset-backed securities (ABS) and CMBS. See the Fed's press release on this topic.

Why Commercial Real Estate?

Why You Need To Start Investing In Commercial Real Estate by Scott Scheel
People often ask me how I got started in commercial real estate, and I tell them that it was a conscious decision for me. Most people who begin investing in real estate start off with single family residential properties because that is what they are most comfortable with. They tell themselves, "All I need to do is a couple of deals a month. I'll make myself five or ten thousand dollars, then at the end of a very few months most of my problems will be taken care of." They do not really understand...

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Don't Pay for Credit Repair!

The real estate market is changing rapidly. It's a great time to buy. Prices are low, interest rates are low, inventory is higher than ever and sellers are willing to negotiate fantastic concessions. The only problem is the tightening of credit requirements. The current credit score needed to qualify for 95% LTV mortgage financing is 680. (at the time of this writing)

Many consumers who have struggled and saved planning to buy their first home now are faced with the task of credit repair. I talk to many individuals who have shelved out hundreds of dollars to credit repair companies in hopes of removing bad debt and building credit scores. So, I decided to write this article in attempt to help those that want to improve credit. I hope it's a benefit to all that read.

This is going to be a very short article I promise. The trick to building good credit is simple, "PAY YOUR BILLS." (Just kiddin....that's an old bill collector joke...lol) Anyway, let's continue...,

The problem with paying off old debt is knowing which bills to pay. Many individuals believe that paying off old bad debt will cause credit scores to improve. I'm saying from years of experience that this is incorrect. Some individuals even pay hundreds of dollars to so-called credit repair companies in hopes of removing old bad credit only to have their credit destroyed. These companies collect huge fees then negotiate low pay-offs. Many debt management companies collect lump sum payments then pay creditors at a slower pace than the consumer further destroying one's credit. They write tons of letters to creditors claiming that information on the credit report is incorrect only to have the same bad credit re-appear down the road at the worst possible time. To use an analogy......it's like stirring murky muddy waters hoping that the mud will somehow go away. Actually, I don't think it's legal to charge for credit repair in advance in the great state of Texas.

If you pay on or negotiate with non-secured bad debt that's older than 2 years old it will only have an adverse affect on your credit. What actually happens when you pay on old bad credit..... old bad credit becomes new bad credit driving down your credit scores.

You can cheat the credit system with the following three step formula.

1. Obtain a credit report which contains scores.
2. Identify which debts must be addressed or have a professional credit analysis.
3. Put new good credit on your report.

Obtain 3 secured or no credit needed credit cards. These cards usually range from $250.00 to $750.00 amounts of allowable credit and are easily obtained right off the internet. Once you have these cards, keep the balances under 50%. Pay on them well before the due dates and ALWAYS PAY A FEW DOLLARS EXTRA. I guarantee that your credit scores will increase drastically over a 6 month period.

I've personally used this technique to increase the credit scores of many clients. I recently watched a client's score increase more than 150 points using this technique. He implemented this simple system and within 6 months he was able to purchase a new home.

Here's a good place to obtain secured credit cards.

Crooked Insurance Companies!

One of my professors said, "Our nation will never rid itself of crime. It's too profitable of an industry." This same individual also taught that laws were written in favor of law breakers and many times it's the honorable, law abiding, tax paying citizen that's harmed after becoming entangled in the grips of corrupt system. Speaking of corrupt systems......Such is the case of many Houston homeowners negotiating with lenders and insurance companies trying to recover from hurricane Ike. I've heard stories of some claimants who have called their insurance company and were issued blank checks for damages that never occurred. Then others, who actually sustained extensive damage have be treated like criminals.


Let me explain by using my latest client's situation as an example heretofore referred to as Mr. Dahellup. Let's make Mr. Dahellup's first name Fed.

I spoke to Fed prior to the storm. He owns two home in the same basic southwest Houston area. One home he uses as rental, the other as primary residence. Mr. Fed has or...had, great credit and has always paid both mortgages on time. Fed's primary home is worth $130,000 with approximately $90,000 remaining in liens against it. As for Mr. Fed's rental property, it has depreciated in value to approximately $55,000 due to foreclosures in the area. It has existing liens against it as well totalling $75,000 which actually makes it upside-down. Fed doesn't mind it's diminished value though, because he has....or had, a tenant who was paying enough to cover the liens plus put a little cash in his pocket. Fed is completely content with paying off his debt. He's a hardworking, tax abiding, law abiding, believer in the free enterprise, U.S. citizen. Then came Hurricane Ike. Ike was a natural disaster no one could predicted. Fed's rental property experienced extensive damage.


Mr. Fed has always kept his insurance current on his property and his insurance company has always seem to be fair and honest so, he wasn't really worried about repairs. To prevent his tenant from being displaced, Fed spent some of his personal cash while waiting on insurance claims to re-imburse him for expenditures. Fed put a ding on his credit with a late payments on his rental property. Fed fell two months behind on his rental mortgage payment. Fed is about to learn a very costly lesson.....which is: "The quality of service rendered by insurance companies quickly diminishes after one needs to file a claim."

Rather than sending the money directly to Fed, the insurance company disbursed the check made payable to Fed and his lien holder. Fed forwards the check to his lien holder explaining that he has already spent some of the funds but needs to complete the work for the house to be habitable. Fed's tenant discovered that some of the water damage behind the walls are developing into mold making the house unsafe. Fed's tenant moves out due to health reasons. Fed's mortgage servicer informs him that because of his arrears, they are not going to release the insurance check to him. Fed can't finish the repairs on his $55,000 home which has a $75,000 lien on it....

I received a phone call....... The individual on the other end of the phone starts by saying, "Hi Mr.Green, I need your help selling my home." I say sure, I'd be glad to! I'm glad you called! Then I ask......"Who is this?" He says, "It's me, I'm Fed Dahellup!".....

In these cases, no one wins..... all because of some clerk collector not looking at the whole picture.

Sure, I'll do what's best for my client. In this case probably a short sale in the amount of $40,000 will be in order. The sale amount needs to be low enough to excite investor money. Heck at that price I might even buy it. Mr. Fed's position is to just give it away to who ever wants it. He's tired of messing with them. I'm gonna personally go to bat for him and begin talks with these crazy entities. Keep you posted.....

KnowledgePlex Article

Julianne Pepitone

CNN Money

December 3, 2008

Mortgage applications more than doubled in the holiday week ended Nov. 28, the Mortgage Bankers Association said Wednesday, as government bailouts led to sinking interest rates. In the weekly report, the Market Composite Index - the association's measure of mortgage loan application volume - surged 112.1% on a seasonally adjusted basis from the week earlier.

On an unadjusted basis, the index increased 51.4% from the previous week; it was down 21.9% from a year earlier, the report said. Results include an adjustment to account for the Thanksgiving holiday.
Rates plummeted following the Fed's announcement that it would buy debt and mortgage-backed securities from mortgage finance companies Fannie Mae and Freddie Mac, according to Orawin Velz, associate vice president of economic forecasting, in a statement.

"Many of those on the sidelines decided to quickly jump in and take advantage of lower rates before they began to rebound," Velz said. The Mortgage Bankers Association said 30-year fixed-rate mortgages fell to 5.47% this week. That's was down from 5.99% last week. Rates on 15-year fixed-rate mortgages fell to 5.13% from 5.78%, the report said. The rate on a one-year adjustable-rate mortgage declined to 6.61% from 6.87%.
Copyright 2008 Cable News Network All Rights Reserved

Anfractuosity Protection

How does one protect him or herself from the effect of such an anfractous economic market? By sticking to the basics. Buy for one and Sell for two. Don't stay on the sidelines....like the Lottery motto, "You gotta be in it, to win it!". I talked to one of the manager's in the U.S. Postal system. She told me something that real got me thinking. She said that every 1 cent increase in gas prices equated to about 500 million in Postal Service operational overhead. Granted, this conversation took place during the height of our recent inflated gas price ordeal. But think of it...if that's the case for the Postal Service, then what will be the effect of recent lowered gas prices on the overall national economy? It has to be monumental! I started a thread in BiggerPockets a while back on the gas prices issue and was amazed at some of the posts I received. It was a real eye opener.

Here's a few facts that might make the astute investor consider the possibility of real estate as a viable alternative to the current market instability.

1. Current mortgage rates are at a 30 year low. Money for qualified buyers is cheaper than it's been in 30 years.
2. Existing real estate to include new construction is on the average 22% less than true values and many sellers are more than negotiable.
3. The decreasing cost of gasoline is equivalent to approximate 300 billion dollars worth of economic stimulus.

The past economic melt-down was signaled by distinctive signs. Even so the U.S. market has began it's natural process of cicatrization. My suggestion is strike while the iron is hot and leave the hackneyed excuses to the faint at heart. I think it was Warren Buffet who said that he reacts with caution when others are greedy and forges forward courageously when the multitude cringes in fear. It's good advice! The time to act is Now! Don't wait too late!

Deuteranopia A Useful Atribute

I was listening to one of the radio talk shows yesterday. It was a Financial Management program. A high percentage of the call-in listeners expressed the same concerns. To wit: "I'm nearing retirement age and have lost much of my retirement in the stock market!.....What do I do?" The host of the show, a Financial Markets Expert, repeated the same response which was, "Don't take your money out of the market....redistribute your portfolio. Stay in the stock market. Call our office and we'll help you". It was sorta funny in a sad kind of way. Some of the people calling in were even current clients who had lost money with their firm.

I sell real estate and mortgage products. I'm going to tell you that the best place to put you money is in real estate. That's a given! Car Salesman will tell you that the best time to purchase a new car is now. Even though the stock market is experiencing a major meltdown, Stock Brokers will tell you that the best place for you money is in the market. You be the judge.

I'm reminded of a lesson I learned as a youth. Never want the wares presented to you by a con-artist. Don't envy the wealth of another. Don't desire the wine when it's calling you even though it looks such a nice red in the glass.

The key to this market in my opinion is to go against the grain. Deuteranopia blocks out the tendency of an individual to be attracted to green. It actually blocks out the ability to distinquish colors in the green, yellow and red hues. Greed and envy is often characterized by the color green. The color yellow is often attributed to fear and everyone knows that red is sometimes used to represent hate. Let us all desire a taste of Deuteranopia in this current market. Not falling for false promises, free from fear, and not allowing past failures or broken promises of pie in the sky to stop us from achieving a successful destiny. I thought it was a funny analogy using colors.

As for where I would put my money......real estate in traditionally stable markets! I also recommend that you invest in eternal projects. I have always contended that the best place to invest is in one's own family. Or, I don't know how many of you readers believe the Bible. Myself, I'm a Christian and believe much can be learned in relation to financial matters from scripture. I think this current market will correct itself eventually. What we're currently seeing is the framework being laid for a coming global joining of three major components...economics, political and religious. With that in mind I recommend another temporarily safe place to put you during this transition which is gold and silver. But bare in mind that the fulfilling of God's word spoken in the Bible in the Book of James 5: 1-5 will surely come to pass. Take a few minutes to read it if you can spare the time.

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Knowing When to Hold 'Em!

I'm on the MLS daily searching properties in the Houston and surrounding area. I'm amazed at the number of great deals hitting the market. This current market has presented valuable purchase opportunities for every price point. I was talking to an agent early this morning who's property was selling for $68,000. It's part of a 9 or 10 group of single family homes owned by one investor. The properties are selling for around 65 to 68 cents on the dollar.

I often send out generic e-mails to short-sale, pre-foreclosure, and foreclosure listed properties asking whether or not they would consider even further discounts off the listed extremely short, short price. Occasionally, they respond with YES!!! PLEASE SEND US AN OFFER!!!

I'm currently working on a transaction where the builder really doesn't care what the selling price is. He stated that whatever the lender would approve as a short sale, he would be willing to sign off on. So I'm recommending that all of my potential customers make sure to purchase properties well under value in traditionally stable areas also be prepared to hold on to properties for at least 5 to 7 years.

Here's an article containing some great purchase tips!


Buying Smart(Housing : U.S.) 10/31/2008
SAN ANTONIO (San Antonio Express-News) – Those wishing to buy a home under the current economic conditions may be glad they did, as long as they are wise in selecting their location.

Barry Nystedt of the National Association of Exclusive Buyer Agents predicts that values in many coveted communities very gradually will begin rising during the next six to 12 months. In areas where the economy is weak, however, he says prices could remain stagnant for three years or longer.

“Right now there are too many properties for sale in lots of places. But in areas where inventories are starting to tighten, you should soon begin to see signs of recovery,” he said. Industry experts give homebuyers a few things to consider when selecting a neighborhood. Among the things a buyer should look for are:

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LEADS!! LEADS!! LEAD!! FOR CHRISTMAS!

I've done all the work for you!

I've found the best source of leads, the best contact management system, the best auto-dialer voip, the best prices. If you're like many professional sales people, total sales utopia can best be described as a built-in data retrieval system that automatically separates prospects from suspects at the push of a button. Finally it's here! My phone is ringing off the Hook! Let me share my system with you! Unless you're in Houston....lol! Just kidding! There's plenty of business to go around. With my new system in place, I can show you how to reduce your lead generation cost to almost ziltch while at the same time only talking to prequalified leads who are filtered and ready to spend money! Don't pay the extreme live transfer prices of $25 to $65 dollars per lead! Don't pay the crazy prices for so called guaranteed trigger leads. I'll show you how to get the best quality leads at wholesale prices straight from the credit bureau repositories!

If you're selling anything from Real Estate to Mary Kay, don't miss out on this hot system. I'll walk you through the entire process. I'll set you up with one of my automated dialers along with super cheap leads based on you're specific requirements. I'll show you how to adhere to Federal DNC requirements. Don't miss out! Take advantage of the less strenuous DNC requirements before they expire in September of '09. Contact me today for pricing!


Pre-Foreclosure Leads
Pre-foreclosure leads that are updated daily direct from the credit bureaus. You can now target pre-foreclosure leads that are currently 30 days, 60 days, 90 days, or 120 days late on mortgage. Reach your prospects before they receive a NOD and at the first sign of trouble. These are ideal prospects for loss mitigation, loan modification, short sale, and real estate investors. All pre-foreclosure leads comes with full name, address, mortgage amount, and late status. We guarantee accuracy on all of our pre-foreclosure lists.


Notice of Default (NOD) Leads
Target actual public filings of NOD (Notice of Default). These homeowners have had foreclosure documents filed by their mortgage companies and the lawyers have filed in accordance with local authorities. These homeowners are drowning and need offers to help them with a foreclosure mitigation, short sale, lease option, refinance, and more. Take a look at some of my filters:

Date of Default
Amount of Default
Auction Date
Opening Bid
Sales Price
Original Loan Date
Property Indicator
Number of Units
Living Area Sq Ft
# of Bedrooms
# of Bathrooms
# of Garages
Lot Size
Year Built
Current Land Value
Current Improvement Value
Monthly Hotline Count: 150,000+
Available Weekly


Drill down credit & Debt Leads to your target consumer like never before with our credit and debt leads. You can target people that are 60 or 90 days late on their credit card payments and filter them by Fico score. Whether you offer debt management, debt consolidation, credit repair, or payday loans, we can match you with the right lists at the best price.

Consumer Lists
Pinpoint your target audience with our consumer lists the most comprehensive consumer database on the market, covering more than 110 million households and 220 million individuals! With over 500 demographic and lifestyle characteristics to choose from, let me put together the best consumer list for your marketing campaign.

Spanish Leads
Our Hispanic Households file generates the best Spanish leads and is our best performing ethnic file available. Hispanics represent $300 Billion dollars worth of buying power that continues to grow exponentially and are the fastest growing population in the United States. Our Spanish leads are identified through our proprietary software that allows us to match first and last names to best identify Hispanic households to generate the best Spanish speaking leads in the industry.

Biz Opp & Entrepeneurs Lists
This multi-business owner file is sourced from Yellow Pages ads, Telco/utility updates, DBA Filings, New website registrations, and other reliable sources. These entrepreneurs and business opportunity seekers are active responders to marketing programs and request additional information on many types of business ventures and investment opportunities. Check some of the filters:

Gender
Ethnicity
Fax where available
Employee Size
Sales Volume
Primary SIC
Zip +4
Trademark Codes
Fortune Codes
Year Started
Import/Export
Phone Numbers
Fastest turnaround time in the industry
Minimum order of 3,000 records
92% accuracy on Phones
95% accuracy on Addresses

ARM Leads
We offer a database that includes both credit bureau and county tax/deed record overlays and include dates of refinance for adjustable rate mortgage. This data is obtained by direct compilation at the county court house and can be augmented with all three major credit bureau databases. This quality data enables you to generate top notch ARM leads for your team.

E-mail me for quick pricing dcgreen@houstonhotdeals.com


1000 leads 45 cents per record

2000 leads 38 cents per record

3000 leads 28 cents per record

5000 leads 18 cents per record

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Who Wants $100,000?

I'm so excited about this new listing! It's a quick money maker for the right individual. I'll give you a brief overview here on the blog. For more information, you will need to e-mail me. The property is located in one of Houston's Historical neighborhoods. It was originally purchased by one of my clients under valued a couple of years ago. At the time of purchase, the property value was worth approximately $210,000. The same client then spent $40,000 plus in building upgrades converting the property into a salon. The current tax assessed value of this property is $180+ and it's estimated market value, (business included is $325,000+).

Here's where it gets good! The seller only wants $175,000. For more info: dcgreen@houstonhotdeals.com

Short Sales $100,000 to $150,000

There some real values on this list. I'm gonna keep adding to it so keep checking back. For instance.....I spoke to one of the owners who flat out stated that she would entertain any offer that the lender would accept. Another agent explained that the sellers would take any offer to prevent foreclosure. Yep! There's gold on this here list! One property is located is a traditionally strong stable Houston area bound to bring it's new owners great results.
Check out the list here! Return later to read my notes from discussions held with the agents and or property owners.

Such a Hot Deal about to come available.

Have you every wanted the opportunity to negotiate with the seller before the property is available to anyone? Here's an opportunity to do just that. Let me explain....

Recently I held an open house on one of my rentals. One of the viewers told me that she needed to move quickly and wanted me to help her locate a rental home. After working with her for a couple of days, I discovered that she currently owns a home that she's going to walk away from because of two reasons.

1. An adjustable rate mortgage continually going upward.
2. Not being able to refinance due to market changes.

She also feels like the area that the property is located in is depreciating due to nearby foreclosures.

I took a look at the numbers and guess what? The numbers state that this is a great property to hold on to. This is a great property for someone looking for a short purchase. If you want to stay updated on this property drop me a quick e-mail.

Easy $50,000 in Equity

Just got off the phone with a out-of-town seller who owns property here in the Houston area. She's easy to work with and not profit driven. She just wants out of the property. I took a quick look at the comparibles for properties in the area and was delightfully amazed with the results.

For those that want to hold on instead of flip, this property has strong rental potential @ over 3200 square feet. With this subdivision's hot rental market demanding 59 cents a square foot, this property is a real gem coming in at over $1,900 per month.

There's plenty of room in this one. Email me for further details.