Killer Mindset For Today’s Market

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White LionBuyer mindset for today’s market. What’s it like? How must you think to score the right deal given an opportunity?

The only way I can describe what you must be: patiently aggressive. Now…what the heck is that?

Today’s market consists of a historic low inventory. Add to that the portion that is made up of foreclosures and short sales. These type of properties are usually priced from fair market value up to 10% below it. This combination has created an outrageous demand for good homes in good areas.

Patiently aggressive buyers are like tigers hunting for deer after months of hunger. They wait for the right deal to cross their way because they know its coming. And once it comes, they don’t think. They act. They don’t plan. They execute. They don’t compare, analyze or start pondering if there is a better deal out there.

And in today’s market, for you the buyer, this is the right mindset you must have in order to score on a great deal. Ever heard of the saying, ” the deal of the century comes once a week”. Well, in this market, its coming once a month. So you must be ready.

Off-course, nothing is ever done without the right preparation. And where do you start? With a real estate agent?

Before stepping onto your car to view a single property, a real estate agent must explain to you three factors and not just simply throw you into a safari with a blessing. The three factors are:

  1. Expectations of how the market is, or how are other buyers’ conduct in buying properties so that you know how to compete in order to score a deal. Yes…as much as you may not think…this is competition. You are competing with other buyers.
  2. The process of making an offer within 24 hours from viewing the property.
  3. What are all your “ways out” of a contract after you submit an offer to a seller.

In conclusion, the above explanation is for buyers that claim they want a “hot deal”. And most buyers do. The problem is that lost of buyers and or their real estate agents are not aggressive by nature.

How To Loose Your Escrow 101

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It’s so much simpler than you think! Scary isn’t it?

I’ll write this post from a buyer’s perspective. To be more precise, am writing this post due to a recent closing where I represented the buyer for a home located at Encore / Panache, a community in West Kendall. And NO…my buyer did not loose his deposit. We closed…yeeeah!

So get ready. Any sellers reading this post? Smile…heck…you’re the one that stands to get the money 🙂

The possibility of loosing your good faith deposit when buying a home is tied up to several financing contingencies. But none of them are as important as the letter of commitment contingency (LOC). And the date when you are to provide this LOC to the seller is determined during contract negotiations.

This date should be as important as your wedding anniversary (or divorced date) or your child’s birth. YES…it’s that important considering deposits range in the thousands of dollars.

The obvious reason is because you forgot the date or didn’t even know you had to provide this letter.

WRONG! There is only ONE way to loose your deposit. And the answer is: your real estate agent and mortgage broker f##ked up. Pardon my language, but am very “passionate” about this type of negligence.

Simply put. During contract negotiations…it is when this LOC date is established. Who writes the contract? Your real estate agent. Once you have an executed contract, it gets delivered to your lender to start financing process. Who’s in between you and your lender? The mortgage broker.

So what’s the moral of the story here? Always inquire about the safety of your deposit. And keep asking verbally and in writing until the deal closes. During the purchase process, there are too many balls you have to juggle to be on top of everything. And you should not have to.

When To Dump Your Lender

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When To Dump Your Lender? Or why would you?

If you are buying a home through financing, the process of asking and getting documents between each other (you and the lender) must be like syrup and pancakes: amazing! (noticed am a fan of pancakes with syrup?). SO…what does that mean?

Simple things like getting the application out of the way within 48 hours from the moment you enter contract with a seller. And ordering the appraisal within 24 hours after completion of application. And these are just a few examples.

If your lender drags their feet on the above, DUMP THEM. If within the first 72 hours, your lender has not pro-actively gone after you for the application and fee in order to get the appraisal going…DUMP THEM. It’s that simple.

Why? The hurdles involved in financing a deal can be complicated not just because of what the lender may demand from you the buyer, but what they may ask from the seller. If the lender is not on “the ball” from the get go…95% for sure that you will not meet the deadline to provide seller loan commitment (or LOC) and or not close on time.

And that is no light issue as your good faith deposit may be at stake.

The average financing transaction takes about 30 to 45 to close. And trust me…you will need every single day at your disposal. And the truth of the matter is that 30 days is just about the right amount of time needed to close a deal so as long as your loan representative is not only competent, but is also able to push the right buttons on the lender’s back end to make the deal run smoothly.

What about forty-five days to close? I would dare to say that 45 days is way too long to close a deal…but it’s not outside reasonableness.

As a matter of fact, within the first 15 to 20 days, you should know if you will be closing on day 30 or 45…whichever you and the seller agreed. UNLESS…there are title issues…but that is a seller problem…not a buyer’s problem.

Make Or Break. Home Price

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the falls single family homeHome price. Like the concept of “truth”, its mainly in eye of the beholder.

So a gentleman from Amaretto, a Kendall community composed of single family homes, phoned me a few days ago asking for the value of his house. And I gave it to him…and it caught him off guard. What a surprise 😛

I told him that homes in Amaretto (as of 10/30/13) are more less going for in the low to mid $200,000(s) depending on the interior condition of the property and several other factors.

Then he asked, “how come other homes like in Westchester or Calusa are going for well over $300,000?”. I replied, “it’s mainly due to three factors:

  1. the garage
  2. lot size
  3. HOA or association

Believe it or not, in the area of Kendall as of 10/30/13, what makes or breaks the $250,000 (approximate) price mark for single family homes are these three factors.

In other words, if you home is located in a community that has an association. In a community where lot sizes are relatively small at less than 6,000 square feet. And such homes do not have a garage…then expect prices to be under $250,000.

Now…say you start adding a garage…that one item alone can put you in the mid $200,00s.  Add a larger lot…automatically you’re in the high $200,000s. No association? Starting ballpark price? $300,000. Off-course…adding these factors do not have to be in that order…but you get the point.

Who’s the lesser of the three evils…I would say the lot size. Most buyers I work with prefer to give up a larger lot size in order to find a home with at least a 1-car garage and preferably with no home owner’s association. What’s your preference?

Disclaimer. Disclaimer. Disclaimer. The above is a rule of thumb or a good approximation of how prices are looking in today’s Kendall market. Am not an attorney so I won’t complicate this. Want to know the precise value of your home?

Contact me.

Want to have a ballpark idea of your home’s value…re-read this post or you can also Contact me.

5 Must-Do Tenant Screenings

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Tenant screening. Fundamentally necessary, but often overlooked. After two years of great tenancy, my client’s dwelling located at the Tuscany Townhomes in the West Kendall, is becoming vacant.

In my quest to find them great tenants, here are my tips to increase their odds of landing the right tenant with 5 basic screening criteria all potential tenants should go thru:

  1. Criminal Background: Ask tenants to get a police report from a local police station. It usually costs less than $1o per person and they can get in minutes. Or they can go to www.sentrylink.com and download their background at $20 per head.
  2. Credit History: Its always best for the tenant to get this on their own at any online provider. Make sure the ones you’re handed were obtained recently, it has the name of that tenant, a minimum of two credit scores are provided, and the history of such scores are also detailed.
  3. Proof of Employment: Depending on the employer, you can get this over the phone, but its always best on the company’s letter head. Each employer has a different procedure for releasing this information. At a minimum, the data provided should contain the tenant’s name and their salary.
  4. Proof of Income: Simply ask for recent pay-stubs which has the tenant’s and company name on it.
  5. Previous Landlord Verification: For this one you have to be sneaky. You simply ask the tenant for their previous landlord info…that is it. Then phone that landlord and ask three questions: a) would you rent to such tenants again b) what is the address of the rented property c) what is your complete name (the landlord’s).

As the previous landlord is telling you their name, pull up the address on the county’s tax records to verify that the address matches the name you are given. It all has to match! If the name of the property is under a company name, then you will have to take an extra step.

Go to www.sunbiz.org and pull up the name of the company. Here you will be able to see if the landlord you are talking to is a manager (owner) of the company.

Bonus!

If you are unable to verify employment on the company’s letter head, then at least get it verbally. THEN…not only ask tenant for pay-stubs…also for recent bank statements. And make sure the pay-stub amounts match the deposits in the bank statements.

So…need a tenant? Please complete below form.

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Your Mortgage Gone M.I.A.

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Getting that mortgage payoff. You would think that for a lender, the next best thing to getting their monthly loan payments on time would be to get their principal balance paid in the event of a home sale or refinance.

Think again.

My client, whose townhouse is located at Kendall Greens (a small community off Kendall Drive and 147th avenue), had to try three different paper-requests and two pissed-off phone calls to the lender in order to get it done. Why?

Mortgage payoff signatures don’t match!

Yup. My client got the mortgage to buy her place several years ago and she did not remember how she signed. And the signature on the mortgage payoff request had to match her signatures when she first bought the property.

Look for the closing documents from when she bought the townhouse? She did. But it took sometime since they were in storage.

This little debacle delayed closing by seven calendar days. It also aggravated both buyers and sellers since they were both packed and ready to move (buyer was already living with a family member and furniture in storage due to delay).

Now. Under normal circumstance, the delay may not have been such a big deal since average closings take 30-40 days and this is enough time to solve any unforeseen issues.

BUT…due to the fact that this was a cash deal which closed in about 20 days…that is the reason why things got messy. Both buyer an seller were ready to close with a snap of the finger…therefore, its made this hurdle appear like a wall.

Tip: keeping calm is key during these surprises.

  1. Stay on top of the title company to continue to push for new payoff letter with updated request.
  2. Stay on top of seller to not stop phoning lender and demanding quicker response to the request.
  3. Talk to buyer every day so that they know you are on top of it, and not loose deal over something so silly yet critical.